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Year 5 disposal
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Weak
3.86% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Lease 59 yrs — mortgageability risk
- Service charge unknown — could swing £100-300/mo
- 3.86% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£2,039/mo — heavily negative — needs monthly capital injection
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£2K/mo
You top up £2K/mo
Price
£1.10M
No local sold comps to compare
Return · IRR
-7.6%/yr
Loses money over 5 years
Cash to get in
£431K
Deposit + fees + refurb
Return before costs on price 3.86%5-yr return on cash -24%Rent est. £3,535 (£3,088–£4,047)
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: £3,088–£4,047/mo · n=73
Financing
DepositYour cash in — the rest is the mortgage25% · £275,000
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 (£19,108–£35,668 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £3,125 legal + £1,100 survey
Mortgage fees (£)
2% product fee on £825,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£2,039
after mortgage, operating costs & tax
Rent in£3,535/mo gross
£3,399/mo collected · £136/mo lost to voids
Where it goes
£4,469Mortgage£970Costs
Outgoings exceed rent — you top up £2,039/mo
Mortgage£4,469
Costs£970
Management£354
Maintenance£67
Insurance£40
CapEx reserve£177
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£47
Tax—
Shortfall−£2,039
Returns
Return before costs on price3.86%
Cash return on cash-5.68%
Gross margin£2,430
Cash needed£430,952
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.76
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 | £42,420 | £11,634 | £53,625 | £0 | £0 | -£22,839 | -£22,839 |
| Year 2 | £43,693 | £11,983 | £53,625 | £0 | £0 | -£21,915 | -£44,754 |
| Year 3 | £45,003 | £12,343 | £53,625 | £0 | £0 | -£20,964 | -£65,719 |
| Year 4 | £46,353 | £12,713 | £53,625 | £0 | £0 | -£19,984 | -£85,703 |
| Year 5 | £47,744 | £13,094 | £53,625 | £0 | £0 | -£18,975 | -£104,678 |
Disposal gain (gross)-£54,325
CGT£0
Net Disposal proceeds£1,184,127
What we verified
What we verified
21262 ok · 1 caution · 2 fail · 6 unknown
Legal & planning
Leasehold59 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
59 yr
Short lease — 59 years remaining
Most BTL lenders refuse leases under 80 years. Statutory lease extension typically costs £8k–£20k+ and adds 3–6 months to completion.
Extracted from listing description · verify with solicitor
Tenure & planning59 yr
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
Verify
Lender impact
No EWS1 / floor info in description. Buildings > 11 m need EWS1 or PAS 9980 — confirm height + status with the agent before offering.
Verify with lender
A1/A2 = mortgageable · B1 = mortgageable with plan · B2 = remediation required
RICS EWS1 guidance →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 profileMixed demand
Tenant profilelikely cohortW2 2RR · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Imperial College · 2 km
Reason
Mixed-demand area without a single dominant tenant cohort. Local lettings agent can clarify.
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
2-bed · 2-bath · 1152 sqft · London ×1.4
£41k–£78k
£ per sqft
building cost only
£35–£68
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 2 × bathroom · Full strip + retile£8,400–£16,800
- Paint + decor£11,520–£20,736
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£16,128–£29,952
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history2d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£280,000 in 2001 → £1,100,000 asking
+292.9%in 25y
- 2001£280,000+77.2% in 5y
- 1996£158,000—
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 — -£1,544/mo · £449/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 | 3.86% | -£2,039 | £430,952 | -24.3% | Low | Feasible |
| Housing-benefit rent | 1.95% | -£3,544 | £430,952 | -46.5% | Med | Feasible |
| ⭐ Council lease | 3.86% | -£1,544 | £430,952 | -19.0% | Low | Feasible |
| Refurb & refinance | 3.86% | -£1,992 | £496,143 | -20.5% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£386 | £1,248,643 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Central London · cap £1,789/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Central London
- LHA monthly cap:
- £1,789
- Scheme type:
- PSL
- Premium:
- +1500% 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
-£1,653/mo cash flow vs Rent it out if converted to Rent by the room
2.62% Return before costs on price converted vs 3.86% as-is
As-is Rent it out
Monthly profit-£1,631
Return before costs on price3.86%
Cash needed£286,898
If converted to Rent by the room
Monthly profit-£3,284
Return before costs on price2.62%
Cash needed£302,898
Δ vs Rent it out Monthly profit-£1,653
Show conversion detail
Cannot Rent by the room:Only 2 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Conversion cost estimate
£56,000
Range: £47,600 – £67,200
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£75,528–£140,592full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 2 × bathroom£14,400–£26,400
- Rewire£5,760–£10,368
- Replumb£4,608–£9,216
- Windows£12,672–£23,040
- Paint + decor£11,520–£20,736
- Flooring£16,128–£29,952
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment1 school nearby
Nearby schoolsOfsted-rated, nearest first1 of 5
- Not ratedConnaught House SchoolNot applicable · Other independent school · W2 2HL
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£42,420
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£24,471
Exit costs
Projected sale price (5y · 2%/yr growth)£1,214,489
Capital gain (pre-CGT)£114,489
Sale costs (~2.5%)£30,362
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-£104,678
Rates as of Oct 2024
Acquisition costs
£430,952cash neededPurchase price£1,100,000
Deposit (25%)£275,000
Stamp duty+5% additional-property surcharge£108,750
Refurb£25,477
Legal + survey£4,225
Mortgage fees£17,500
Total cash neededdeposit + costs (loan covers the rest)£430,952
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Set within one of W2’s most sought-after addresses, this beautifully presented two-bedroom, two-bathroom apartment offers over 1,152 sq ft of well-proportioned living space in The Quadrangle's most desirable block. Positioned to enjoy an abundance of natural light, the accommodation features an expansive, elegant reception room alongside a separate, high-specification kitchen fitted with premium branded appliances, including built-in microwave, and a large double-door fridge…
Floor plans
Nearby active comparables7 rentals
Comparable rentals
W2 · same beds + typeMedian nearby: £6,145/mo · 7 of 7 already let+£2,610 vs our est
- Talbot Road, London, W2Let2b£4,250/moMay 2026
- St. Stephens Gardens, London W2Let2b£2,500/moMay 2026
- St Stephens Gardens, W2Let2b£3,250/moMay 2026
- Garrett Mansions, Edgeware Road, Lond…Let2b£8,667/moMay 2026
- Garrett Mansions, Edgeware Road, Lond…Let2b£6,145/moMay 2026
- Garrett Mansions, London, W2Let2b£7,518/moMay 2026
- Garrett Mansions, Paddington, London,…Let2b£7,540/moMay 2026
Other deals nearby
W2 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Century 21 London Central
About this listing
2 days · RightmovePrice history
5-year price trend
Monthly profit
−£2,039
Cash needed
£431K
Return after costs
-5.68%
IRR
-7.59%
Listed 2d ago
The Quadrangle, London, W2
flat · 2 bed · 2 bath · 1,152 sqft
£1,100,000
est £3,535 · 3.86% gross
Leasehold 59yr
1 / 22
0/100
Marginal
3.86% — verify the rent + comps locally.
Lease 59 yrs — mortgage risk
Price
£1.1M
Return before costs
3.86%
est rent £3,535/monot enough comparablesRange £3,088–£4,047/mo (Q1–Q3)
Bedrooms
2
2 bath
Energy rating
—
Energy rating
Deal flags1 issue
Short lease — 59 yrs
Most lenders refuse below 60 yrs; extension cost likely £20k+
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: £3,088–£4,047/mo · n=73
Financing
DepositYour cash in — the rest is the mortgage25% · £275,000
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 (£19,108–£35,668 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £3,125 legal + £1,100 survey
Mortgage fees (£)
2% product fee on £825,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£2,039
after mortgage, operating costs & tax
Rent in£3,535/mo gross
£3,399/mo collected · £136/mo lost to voids
Where it goes
£4,469Mortgage£970Costs
Outgoings exceed rent — you top up £2,039/mo
Mortgage£4,469
Costs£970
Management£354
Maintenance£67
Insurance£40
CapEx reserve£177
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£47
Tax—
Shortfall−£2,039
Returns
Return before costs on price3.86%
Cash return on cash-5.68%
Gross margin£2,430
Cash needed£430,952
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.76
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Central London · cap £1,789/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Central London
- LHA monthly cap:
- £1,789
- Scheme type:
- PSL
- Premium:
- +1500% 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 | £42,420 | £11,634 | £53,625 | £0 | £0 | -£22,839 | -£22,839 |
| Year 2 | £43,693 | £11,983 | £53,625 | £0 | £0 | -£21,915 | -£44,754 |
| Year 3 | £45,003 | £12,343 | £53,625 | £0 | £0 | -£20,964 | -£65,719 |
| Year 4 | £46,353 | £12,713 | £53,625 | £0 | £0 | -£19,984 | -£85,703 |
| Year 5 | £47,744 | £13,094 | £53,625 | £0 | £0 | -£18,975 | -£104,678 |
Rent by the room upside
What we verified
2217
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining59 yr
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 let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£10,725
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£104,678
Acquisition costs
25% deposit£275,000
Stamp duty£108,750
Refurb£25,477
Legal + survey£4,225
Mortgage + broker£17,500
Cash needed£430,952
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
Set within one of W2’s most sought-after addresses, this beautifully presented two-bedroom, two-bathroom apartment offers over 1,152 sq ft of well-proportioned living space in The Quadrangle's most desirable block. Positioned to enjoy an abundance of natural light, the accommodation features an expansive, elegant reception room alongside a separate, high-specification kitchen fitted with premium branded appliances, including built-in microwave, and a large double-door fridge…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice