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Year 5 disposal
BMV -6%
⊞ View all 19
30/ 100
Weak
6.15% return before costs — verify the rent + comps locally.
Why it works
- Priced below market -6% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- Monthly profit −£182/mo — mildly negative — equity build may cover
- -1.6% 5y IRR — capital outlay disproportionate to returns
- No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.
- EPC band not stated — verify the certificate before offering (2030 MEES minimum is band C).
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£182/mo
You top up £182/mo
Price vs market
Below market value
-6% vs 12 sold · interior unseen
Return · IRR
-1.6%/yr
Loses money over 5 years
Cash left in
£155K
Stays in after refinancing at value
Price £450KCash to buy £176KReturn before costs on price 6.15%5-yr return on cash 0%Rent est. £2,305 (£2,148–£2,473)
How we define each return: On price — gross yield = annual rent ÷ purchase price. On cost — net yield ÷ total project cost (price + refurb + fees). On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
What-if calculator
Rates as of 20 May 2026Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer (£)
Monthly rent (£)
Local comp range: £2,148–£2,473/mo · n=31
Financing
DepositYour cash in — the rest is the mortgage25% · £112,500
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£13,862–£25,876 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £337,500 loan + £1,000 booking fee
Running costs
Management10%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £400K+
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£182
after mortgage, operating costs & tax
Rent in£2,305/mo gross
£2,216/mo collected · £89/mo lost to voids
Where it goes
£1,828Mortgage£570Costs
Outgoings exceed rent — you top up £182/mo
Mortgage£1,828
Costs£570
Management£231
Maintenance£50
Insurance£40
CapEx reserve£115
Voids + council tax£7
Ltd co. accounts£104
Selective licensing£23
Tax—
Shortfall−£182
Returns
Return before costs on price6.15%
Cash return on cash-1.24%
Gross margin£1,646
Cash needed£175,883
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.21
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Year-by-year Monthly profit (5-yr horizon)
Net Monthly profit after tax. Rent + costs compound at their growth rates; mortgage principal amortises year-by-year for repayment loans.
Mortgage paydownRent profitbefore price growth
Full year-by-year breakdown
| Year | Gross Rent | Op Costs | Mortgage | Equity Built | Tax | Net | Cumulative |
|---|---|---|---|---|---|---|---|
| Year 1 | £27,660 | £6,839 | £21,938 | £0 | £0 | -£1,116 | -£1,116 |
| Year 2 | £28,490 | £7,044 | £21,938 | £0 | £0 | -£492 | -£1,608 |
| Year 3 | £29,344 | £7,255 | £21,938 | £0 | £29 | £122 | -£1,486 |
| Year 4 | £30,225 | £7,473 | £21,938 | £0 | £155 | £659 | -£827 |
| Year 5 | £31,132 | £7,697 | £21,938 | £0 | £284 | £1,213 | £386 |
Disposal gain (gross)-£21,218
CGT£0
Net Disposal proceeds£484,415
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Conversion approvability
Per-property planning assessment
Likely approvable67% likely
Confidence: low
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 66% (757 decisions)
- WATCH: 1 pending HMO application(s) within 100m could raise concentration before completion
- NOTE: council HMO concentration policy not curated — the modal English policy (10% within 100m) is shown as an indication, not this council's adopted threshold
- NO HMO concentration data for this council: neither a licensed register nor granted change-of-use decisions nearby. This is ABSENCE OF DATA, not absence of HMOs — verify with the council before relying on it
Rent by the room concentration nearby
≈0.0% within 100 m vs 10% policy
1 pending HMO application nearby
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
⚠️ Selective Licensing in scope
Selective scheme — 17 wards (PROPOSED, awaiting Cabinet approval)
Rates as of May 2026
Building condition
Energy ratingUnknown
EPC& 2030 deadlineEPC register
EPC band not available in the listing. The 2030 MEES minimum is band C — verify the certificate before offering.
EPC band from listing · verify certificate before exchanging
Find EPC certificate →Cladding safety certificateNot stated on the listing
HeritageNot stated on the listing
Heritage& planning constraintsNHLE register
We don't ingest the NHLE bulk register, so we can't flag listed-building or conservation-area status for this address from our data alone. Use the official registry to verify before exchanging.
Area
Flood riskChecking…
FloodriskEA
Crime riskChecking…
Crimeriskpolice.uk
SchoolsChecking…
Schools& Ofsted catchmentGIAS register
No schools indexed for this postcode sector.
Investor
Tenant profileFamily let
Tenant profilelikely cohortEN1 1PD · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Queen Mary · 14 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
Heuristic from postcode + bedrooms + nearest-university distance · verify locally
Refurb costEstimate ready
Refurb cost& works budgetQ1 2026 rates
New kitchen + bathroom + light replumb + decor.
Total estimate
3-bed · 1-bath · 790 sqft · London ×1.4
£28k–£54k
£ per sqft
building cost only
£35–£68
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£7,900–£14,220
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£11,060–£20,540
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Check council
The council's HMO page lists the current mandatory fee plus any additional / selective scheme that catches smaller HMOs.
Mandatory licensing applies to 5+ sharer HMOs (Housing Act 2004)
Find council HMO page →Price & sale history16d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£160,000 in 2004 → £450,000 asking
+181.3%in 22y
- 2004£160,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Council lease wins — +£117/mo · £276/mo ahead of Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 6.15% | -£182 | £175,883 | 0.2% | Low | Feasible |
| Housing-benefit rent | 4.51% | -£781 | £175,883 | -19.7% | Med | Feasible |
| ⭐ Council lease | 6.15% | +£117 | £175,883 | 7.4% | Low | Feasible |
| Refurb & refinance | 6.15% | -£159 | £205,776 | 0.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£194 | £513,026 | 5% | Med | Feasible |
| Rent by the room | 4.80% | -£1,270 | £175,883 | -37.0% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Outer North London · cap £1,690/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North London
- LHA monthly cap:
- £1,690
- Scheme type:
- leasing
- Premium:
- +500% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
Ready to move on this deal?
Generates an offer pack with your numbers & sources — take it to the agent.
Pro analysis — outcome range, stress tests & portfolio impact
Local lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
-£655/mo cash flow vs Rent it out if converted to Rent by the room
6.40% Return before costs on price converted vs 6.15% as-is
🔓 +1 bedroom potential
medium confidence3 → 4 lettable rooms
Potential, not guaranteed (subject to planning + regs). Estimate from the floorplan (kitchen size assumed) — verify room sizes against the floorplan before offering.
How we calculated this
floorplan shows 5 habitable rooms (3 beds + 2 reception(s)) in 56 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms (1 double, 0 single); sized to Enfield adopted standard (6.51/10.22 m²; Enfield HMO Minimum Standards (council PDF, hmo-minimum-standards-housing); mandatory fee per Enfield HMO licensing pages 2025); loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); Enfield runs borough-wide additional HMO licensing — a licence is likely required even below 5 occupants; Article 4 — planning permission needed
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
3 → 4 bed HMO+1 double
Sized to Enfield's adopted HMO standards
Projections use documented assumptions (local room rates, typical conversion costs, 75% LTV at 5.5%, indicative regional valuation yields) and each council’s published HMO standards. Not financial advice. Verify room sizes, licensing and planning with the council and a surveyor before purchase.
As-is Rent it out
Monthly profit-£90
Return before costs on price6.15%
Cash needed£124,398
If converted to Rent by the room
Monthly profit-£745
Return before costs on price6.40%
Cash needed£140,398
Δ vs Rent it out Monthly profit-£655
Show conversion detail
Conversion cost estimate
£67,200
Range: £58,800 – £78,400
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 67% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 66% (757 decisions)
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
£52,400–£98,070full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 1 × bathroom£7,200–£13,200
- Rewire£3,950–£7,110
- Replumb£3,160–£6,320
- Windows£8,690–£15,800
- Paint + decor£7,900–£14,220
- Flooring£11,060–£20,540
Comparables
sold within 0.5 miWide · CV 18.0%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Borough wide
≈0.0% within 100 m vs 10% policy · 1 pending HMO application nearby
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- Not ratedBush Hill Park Primary SchoolPrimary · Community school · EN1 1DS
- Not ratedGeorge Spicer Primary SchoolPrimary · Community school · EN1 1YF
- Not ratedKingsmead SchoolSecondary · Academy converter · EN1 1YQ
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
Annual gross rent£27,660
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,180
Exit costs
Projected sale price (5y · 2%/yr growth)£496,836
Capital gain (pre-CGT)£46,836
Sale costs (~2.5%)£12,421
CGT due (Ltd Co 25%)£0
No personal CGT — the gain is taxed at the company level (corporation tax) when the SPV disposes of the property.
Net 5y Monthly profit after CGT£386
Rates as of Oct 2024
Acquisition costs
£175,883cash neededPurchase price£450,000
Deposit (25%)£112,500
Stamp duty+5% additional-property surcharge£35,000
Refurb£18,483
Legal + survey£2,150
Mortgage fees£7,750
Total cash neededdeposit + costs (loan covers the rest)£175,883
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Three Bedroom Terrace | 790 sq. ft | Chain Free | Excellent Location | Large Rear Garden
This charming terraced home sits proudly on a peaceful residential street just a short stroll from Enfield Town which provides a wide selection of amenities and shopping outlets, and Bush Hill Park, a wonderful green space. Transport links are also within easy reach, with several bus services nearby in addition to Enfield Town and Bush Hill Park overground station within a short stroll.
Floor plans
Nearby active comparables9 rentals · 5 deals
Comparable rentals
EN1 · same beds + typeMedian nearby: £2,450/mo · 6 of 9 already let+£145 vs our est
- Trinity Avenue, Bush Hill Park, Enfie…3b£2,600/moMay 2026
- Pembroke Avenue, Enfield EN1Let3b£2,400/moMay 2026
- Trinity Avenue, Bush Hill Park, Enfie…Let3b£2,600/moMay 2026
- James Street, Enfield3b£2,150/moMay 2026
- Lincoln Road, London, EN13b£2,350/moMay 2026
- Haileybury Avenue, Enfield, EN1Let3b£2,350/moMay 2026
- Millais Road, Enfield, EN1Let3b£2,450/moApr 2026
- Edenbridge Road, Enfield, EN1Let3b£2,600/moApr 2026
- Edenbridge Road, Enfield, EN1Let3b£2,600/moMay 2026
Listing metarightmove · Michael Naik
About this listing
16 days · RightmovePrice history
5-year price trend
Monthly profit
−£182
Cash needed
£176K
Return after costs
-1.24%
IRR
-1.57%
Listed 16d ago
Cross Road, EN1
terraced · 3 bed · 1 bath · 790 sqft
£450,000
est £2,305 · 6.15% gross
Chain free
Priced below market
1 / 19
30/100
Marginal
6.15% — verify the rent + comps locally.
Priced below market -6% vs 12 nearby sold (last 12 mo)
Chain free
Price
£450K
6% below sold comps
Return before costs
6.15%
est rent £2,305/monot enough comparablesRange £2,148–£2,473/mo (Q1–Q3)
Bedrooms
3
1 bath
Energy rating
—
Energy rating
Run the numbers
What-if calculator
Rates as of 20 May 2026Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer (£)
Monthly rent (£)
Local comp range: £2,148–£2,473/mo · n=31
Financing
DepositYour cash in — the rest is the mortgage25% · £112,500
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£13,862–£25,876 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £337,500 loan + £1,000 booking fee
Running costs
Management10%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £400K+
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£182
after mortgage, operating costs & tax
Rent in£2,305/mo gross
£2,216/mo collected · £89/mo lost to voids
Where it goes
£1,828Mortgage£570Costs
Outgoings exceed rent — you top up £182/mo
Mortgage£1,828
Costs£570
Management£231
Maintenance£50
Insurance£40
CapEx reserve£115
Voids + council tax£7
Ltd co. accounts£104
Selective licensing£23
Tax—
Shortfall−£182
Returns
Return before costs on price6.15%
Cash return on cash-1.24%
Gross margin£1,646
Cash needed£175,883
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.21
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Outer North London · cap £1,690/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North London
- LHA monthly cap:
- £1,690
- Scheme type:
- leasing
- Premium:
- +500% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
Year-by-year Monthly profit (5-yr horizon)
Net Monthly profit after tax. Rent + costs compound at their growth rates; mortgage principal amortises year-by-year for repayment loans.
Mortgage paydownRent profitbefore price growth
Full year-by-year breakdown
| Year | Gross Rent | Op Costs | Mortgage | Equity Built | Tax | Net | Cumulative |
|---|---|---|---|---|---|---|---|
| Year 1 | £27,660 | £6,839 | £21,938 | £0 | £0 | -£1,116 | -£1,116 |
| Year 2 | £28,490 | £7,044 | £21,938 | £0 | £0 | -£492 | -£1,608 |
| Year 3 | £29,344 | £7,255 | £21,938 | £0 | £29 | £122 | -£1,486 |
| Year 4 | £30,225 | £7,473 | £21,938 | £0 | £155 | £659 | -£827 |
| Year 5 | £31,132 | £7,697 | £21,938 | £0 | £284 | £1,213 | £386 |
Rent by the room upside
What we verified
5007
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCPostcode estimate — check the registerNot stated on the listing
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Area▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 18.0%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£4,388
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£386
Acquisition costs
25% deposit£112,500
Stamp duty£35,000
Refurb£18,483
Legal + survey£2,150
Mortgage + broker£7,750
Cash needed£175,883
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
Make an offer
Pro analysis — outcome range, stress tests & portfolio impact
Your notes
Description& agent copyRightmove
Three Bedroom Terrace | 790 sq. ft | Chain Free | Excellent Location | Large Rear Garden
This charming terraced home sits proudly on a peaceful residential street just a short stroll from Enfield Town which provides a wide selection of amenities and shopping outlets, and Bush Hill Park, a wonderful green space. Transport links are also within easy reach, with several bus services nearby in addition to Enfield Town and Bush Hill Park overground station within a short stroll.
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice