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Year 5 disposal
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0/ 100
Weak
No rent data on file — verify locally before offering.
Why it works
- EPC C — MEES compliant
Why to be cautious
- Lease 59 yrs — mortgageability risk
- Floor area 431 sqft — small for the type
- Monthly profit −£763/mo — heavily negative — needs monthly capital injection
- No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£763/mo
You top up £763/mo
Price
£70K
No local sold comps to compare
Return · IRR
—
Not modelled
Cash to get in
£37K
Deposit + fees + refurb
5-yr return on cash -130%
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £17,500
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 (£8,660–£16,166 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £52,500 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 sub-£200K
Maintenance (£/mo)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£763
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£284Mortgage£478Costs
Outgoings exceed rent — you top up £763/mo
Mortgage£284
Costs£478
Maintenance£67
Insurance£20
Voids + council tax£6
Service charge + ground rent£281
Ltd co. accounts£104
Tax—
Shortfall−£763
Returns
Return before costs on price0.00%
Cash return on cash-25.01%
Gross margin-£478
Cash needed£36,597
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
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 | £0 | £5,741 | £3,413 | £0 | £0 | -£9,153 | -£9,153 |
| Year 2 | £0 | £5,913 | £3,413 | £0 | £0 | -£9,325 | -£18,478 |
| Year 3 | £0 | £6,090 | £3,413 | £0 | £0 | -£9,503 | -£27,981 |
| Year 4 | £0 | £6,273 | £3,413 | £0 | £0 | -£9,685 | -£37,666 |
| Year 5 | £0 | £6,461 | £3,413 | £0 | £0 | -£9,873 | -£47,540 |
Disposal gain (gross)-£11,693
CGT£0
Net Disposal proceeds£75,354
What we verified
What we verified
31253 ok · 1 caution · 2 fail · 5 unknown
Legal & planning
Leasehold59 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
59 yr
Ground rent
Doubling = lender risk
£211/yr
Service charge
Annual running cost
£3,161/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.
Service charge ~4.52% of price
£3,161/year on a £70,000 property eats ~10–15% of typical gross yield. Build into the BTL model.
Extracted from listing description · verify with solicitor
Tenure & planning59 yr
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand C
MEES 2030 compliance
C required for new tenancies
PASS
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 profileMixed demand
Tenant profilelikely cohortIG1 2QE · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Queen Mary · 8.5 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
1-bed · 1-bath · 431 sqft · London ×1.4
£19k–£38k
£ per sqft
building cost only
£45–£88
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£4,310–£7,758
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,034–£11,206
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history2d on marketno cuts yet
Strategy matrix
Council lease wins — +£3,933/mo · £3,951/mo ahead of Housing-benefit rent
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 0.00% | -£763 | £36,597 | -129.9% | Low | Feasible |
| Housing-benefit rent | 17.09% | -£18 | £36,597 | 10.6% | Med | Feasible |
| ⭐ Council lease | 102.55% | +£3,933 | £36,597 | 683.7% | Low | Feasible |
| Refurb & refinance | 0.00% | -£763 | £44,716 | -106.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£472 | £91,666 | -10% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Outer North East London · cap £997/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North East London
- LHA monthly cap:
- £997
- Scheme type:
- PSL
- 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
+£1,075/mo cash flow vs Rent it out if converted to Rent by the room
41.14% Return before costs on price converted vs 0.00% as-is
As-is Rent it out
Monthly profit-£476
Return before costs on price0.00%
Cash needed£29,398
If converted to Rent by the room
Monthly profit+£599
Return before costs on price41.14%
Cash needed£45,398
Δ vs Rent it out Monthly profit+£1,075
Show conversion detail
Cannot Rent by the room:Only 1 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
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 & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- OutstandingLoxford SchoolAll-through · Academy converter · IG1 2UT
- GoodWinston Way AcademyPrimary · Academy converter · IG1 2WS
- GoodWoodlands Primary SchoolPrimary · Community school · IG1 2PY
- Not ratedThe Constance Bridgeman CentreNot applicable · Pupil referral unit · IG1 2UT
- Not ratedUphall Primary SchoolPrimary · Community school · IG1 2JD
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£0
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£9,153
Exit costs
Projected sale price (5y · 2%/yr growth)£77,286
Capital gain (pre-CGT)£7,286
Sale costs (~2.5%)£1,932
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-£47,540
Rates as of Oct 2024
Acquisition costs
£36,597cash neededPurchase price£70,000
Deposit (25%)£17,500
Stamp duty+5% additional-property surcharge£3,500
Refurb£11,547
Legal + survey£2,000
Mortgage fees£2,050
Total cash neededdeposit + costs (loan covers the rest)£36,597
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Manor Estate Agent are delighted to offer this Retirement Flat for Sale in Wiltshire Court, Pittman Gardens, Ilford, IG1 2QE.
This property offers fitted kitchen, lounge, double bedroom with fitted wardrobe, bathroom and Communal 'Residents' Lounge and Communal landscaped garden.
Exclusively for over 65 this retirement property is set in purpose built development offering all the benefits of retirement living.
Wiltshire Court was built by Cromwell Homes limited and compris…
Floor plans
Nearby active comparables5 deals
Comparable rentals
IG1 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metarightmove · Manor Estate Agent
About this listing
2 days · RightmovePrice history
5-year price trend
Monthly profit
−£763
Cash needed
£37K
Return after costs
-25.01%
IRR
—
Listed 2d ago
Wiltshire Court, Pittman Gardens, Ilford, IG1 2QE
retirement property · 1 bed · 1 bath · 431 sqft
£70,000
Chain freeLeasehold 59yrEPC C
1 / 9
0/100
Marginal
No rent data — verify locally before offering.
Lease 59 yrs — mortgage risk
Chain free
Price
£70K
Return before costs
—
rent unknown
Bedrooms
1
1 bath
Energy rating
C
Energy rating
Deal flags2 issues
Retirement only
Age-restricted resale; limited buyer pool
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £17,500
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 (£8,660–£16,166 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £52,500 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 sub-£200K
Maintenance (£/mo)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£763
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£284Mortgage£478Costs
Outgoings exceed rent — you top up £763/mo
Mortgage£284
Costs£478
Maintenance£67
Insurance£20
Voids + council tax£6
Service charge + ground rent£281
Ltd co. accounts£104
Tax—
Shortfall−£763
Returns
Return before costs on price0.00%
Cash return on cash-25.01%
Gross margin-£478
Cash needed£36,597
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Outer North East London · cap £997/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North East London
- LHA monthly cap:
- £997
- Scheme type:
- PSL
- 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 | £0 | £5,741 | £3,413 | £0 | £0 | -£9,153 | -£9,153 |
| Year 2 | £0 | £5,913 | £3,413 | £0 | £0 | -£9,325 | -£18,478 |
| Year 3 | £0 | £6,090 | £3,413 | £0 | £0 | -£9,503 | -£27,981 |
| Year 4 | £0 | £6,273 | £3,413 | £0 | £0 | -£9,685 | -£37,666 |
| Year 5 | £0 | £6,461 | £3,413 | £0 | £0 | -£9,873 | -£47,540 |
Rent by the room upside
What we verified
4316
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▾
EPCEnergy efficiency ratingC
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Service chargeReduces net yield£3,161/yr
Ground rentDoubling clauses kill mortgageability£211.56/yr
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£683
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£47,540
Acquisition costs
25% deposit£17,500
Stamp duty£3,500
Refurb£11,547
Legal + survey£2,000
Mortgage + broker£2,050
Cash needed£36,597
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
Manor Estate Agent are delighted to offer this Retirement Flat for Sale in Wiltshire Court, Pittman Gardens, Ilford, IG1 2QE.
This property offers fitted kitchen, lounge, double bedroom with fitted wardrobe, bathroom and Communal 'Residents' Lounge and Communal landscaped garden.
Exclusively for over 65 this retirement property is set in purpose built development offering all the benefits of retirement living.
Wiltshire Court was built by Cromwell Homes limited and compris…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice