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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
Why to be cautious
- Monthly profit −£10,418/mo — heavily negative — needs monthly capital injection
- -15.7% 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
−£10K/mo
You top up £10K/mo
Price vs market
Above comparable sales
+116% vs 12 sold
Return · IRR
-15.7%/yr
Loses money over 5 years
Cash to get in
£1.11M
Deposit + fees + refurb
Price £2.50M5-yr return on cash -56%
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% · £625,000
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 (£81,299–£151,757 range), VAT-inclusive
Legal + survey (£)
Standard house — £2,400 legal + £1,300 survey
Mortgage fees (£)
2% product fee on £1,875,000 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£10,418
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£10,156Mortgage
Outgoings exceed rent — you top up £10,418/mo
Mortgage£10,156
Costs£262
Maintenance£100
Insurance£40
Voids + council tax£17
Ltd co. accounts£104
Tax—
Shortfall−£10,418
Returns
Return before costs on price0.00%
Cash return on cash-11.22%
Gross margin-£262
Cash needed£1,114,348
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 | £3,140 | £121,875 | £0 | £0 | -£125,014 | -£125,014 |
| Year 2 | £0 | £3,234 | £121,875 | £0 | £0 | -£125,109 | -£250,123 |
| Year 3 | £0 | £3,331 | £121,875 | £0 | £0 | -£125,206 | -£375,329 |
| Year 4 | £0 | £3,431 | £121,875 | £0 | £0 | -£125,306 | -£500,634 |
| Year 5 | £0 | £3,534 | £121,875 | £0 | £0 | -£125,409 | -£626,043 |
Disposal gain (gross)-£259,651
CGT£0
Net Disposal proceeds£2,691,197
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
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 — 6 wards (Edgware, Roxeth, Greenhill, Marlborough, Wealdstone N, Wealdstone S)
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 cohortHA1 3JP · 7 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Imperial College · 13.8 km
Reason
7-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
7-bed · 3-bath · 5444 sqft · London ×1.4
£148k–£275k
£ per sqft
building cost only
£27–£51
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 3 × bathroom · Full strip + retile£12,600–£25,200
- Paint + decor£54,440–£97,992
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£76,216–£141,544
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingMandatory
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Mandatory
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 history2d on marketno cuts yet
Strategy matrix
Council lease wins — -£8,641/mo · £81/mo ahead of Rent by the room
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 0.00% | -£10,418 | £1,114,348 | -56.2% | Low | Feasible |
| Housing-benefit rent | 1.01% | -£8,878 | £1,114,348 | -46.5% | Med | Feasible |
| ⭐ Council lease | 1.01% | -£8,641 | £1,114,348 | -46.0% | Low | Feasible |
| Refurb & refinance | 0.00% | -£10,418 | £1,282,707 | -48.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£244 | £2,994,207 | 1% | Med | Feasible |
| Rent by the room | 2.02% | -£8,722 | £1,114,348 | -44.5% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA North West London · cap £2,094/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- North West London
- LHA monthly cap:
- £2,094
- Scheme type:
- nominee
- Premium:
- +0% premium over LHA cap
- Management:
- landlord pays agent (typical 10%)
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
+£1,216/mo cash flow vs Rent it out if converted to Rent by the room
1.15% Return before costs on price converted vs 0.00% as-is
As-is Rent it out
Monthly profit-£9,969
Return before costs on price0.00%
Cash needed£636,898
If converted to Rent by the room
Monthly profit-£8,753
Return before costs on price1.15%
Cash needed£652,898
Δ vs Rent it out Monthly profit+£1,216
Show conversion detail
Conversion cost estimate
£4,200
Range: £2,800 – £7,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£271,576–£501,444full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 3 × bathroom£21,600–£39,600
- Rewire£27,220–£48,996
- Replumb£21,776–£43,552
- Windows£59,884–£108,880
- Paint + decor£54,440–£97,992
- Flooring£76,216–£141,544
Comparables
sold within 0.5 miWide · CV 34.2%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- OutstandingThe Jubilee AcademyNot applicable · Free schools alternative provision · HA1 3AW
- OutstandingSt Anselm's Catholic Primary SchoolPrimary · Voluntary aided school · HA1 3BE
- Not ratedSt Dominic's Sixth Form College16 plus · Further education · HA1 3HX
- Not ratedHarrow SchoolNot applicable · Other independent school · HA1 3HP
- Not ratedOrley Farm SchoolNot applicable · Other independent school · HA1 3NU
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-£125,015
Exit costs
Projected sale price (5y · 2%/yr growth)£2,760,202
Capital gain (pre-CGT)£260,202
Sale costs (~2.5%)£69,005
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-£626,043
Rates as of Oct 2024
Acquisition costs
£1,114,348cash neededPurchase price£2,500,000
Deposit (25%)£625,000
Stamp duty+5% additional-property surcharge£338,750
Refurb£108,398
Legal + survey£3,700
Mortgage fees£38,500
Total cash neededdeposit + costs (loan covers the rest)£1,114,348
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Occupying an elevated position on one of Harrow-on-the-Hill’s most prestigious private roads, The Oaks & The Sheiling is a substantial late Victorian residence dating back to 1884, originally designed by the renowned architect Robert “Bungalow” Briggs. Set within a peaceful, no-through road and surrounded by similarly distinguished homes, the property offers a rare combination of historical significance, generous proportions and exceptional future potential. The property is b…
Floor plans
Nearby active comparables2 rentals
Comparable rentals
HA1 · same beds + type- Mount Park Road, HA1Let7b£12,000/moDec 2025
- Mount Park Road, Harrow on the Hill7b£11,000/moMay 2026
Other deals nearby
HA1 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Fine & Country
About this listing
2 days · RightmovePrice history
5-year price trend
Monthly profit
−£10,418
Cash needed
£1.1M
Return after costs
-11.22%
IRR
-15.69%
Listed 2d ago
Mount Park Road, Harrow On The Hill, Harrow
detached · 7 bed · 3 bath · 5,444 sqft
£2,500,000
1 / 42
0/100
Marginal
No rent data — verify locally before offering.
Monthly profit −£10,418/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£2.5M
116% above sold comps
Return before costs
—
rent unknown
Bedrooms
7
3 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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £625,000
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 (£81,299–£151,757 range), VAT-inclusive
Legal + survey (£)
Standard house — £2,400 legal + £1,300 survey
Mortgage fees (£)
2% product fee on £1,875,000 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£10,418
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£10,156Mortgage
Outgoings exceed rent — you top up £10,418/mo
Mortgage£10,156
Costs£262
Maintenance£100
Insurance£40
Voids + council tax£17
Ltd co. accounts£104
Tax—
Shortfall−£10,418
Returns
Return before costs on price0.00%
Cash return on cash-11.22%
Gross margin-£262
Cash needed£1,114,348
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 North West London · cap £2,094/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- North West London
- LHA monthly cap:
- £2,094
- Scheme type:
- nominee
- Premium:
- +0% premium over LHA cap
- Management:
- landlord pays agent (typical 10%)
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 | £3,140 | £121,875 | £0 | £0 | -£125,014 | -£125,014 |
| Year 2 | £0 | £3,234 | £121,875 | £0 | £0 | -£125,109 | -£250,123 |
| Year 3 | £0 | £3,331 | £121,875 | £0 | £0 | -£125,206 | -£375,329 |
| Year 4 | £0 | £3,431 | £121,875 | £0 | £0 | -£125,306 | -£500,634 |
| Year 5 | £0 | £3,534 | £121,875 | £0 | £0 | -£125,409 | -£626,043 |
Rent by the room upside
What we verified
5007
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedMandatory
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 heuristicRent by the room / sharers
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 34.2%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£24,375
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£626,043
Acquisition costs
25% deposit£625,000
Stamp duty£338,750
Refurb£108,398
Legal + survey£3,700
Mortgage + broker£38,500
Cash needed£1,114,348
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
Occupying an elevated position on one of Harrow-on-the-Hill’s most prestigious private roads, The Oaks & The Sheiling is a substantial late Victorian residence dating back to 1884, originally designed by the renowned architect Robert “Bungalow” Briggs. Set within a peaceful, no-through road and surrounded by similarly distinguished homes, the property offers a rare combination of historical significance, generous proportions and exceptional future potential. The property is b…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice