Skip to main contenthow this is calculated →
Year 5 disposal
⊞ View all 13
0/ 100
Weak
3.99% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- 3.99% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£2,017/mo — heavily negative — needs monthly capital injection
- -7.7% 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.
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
-7.7%/yr
Loses money over 5 years
Cash to get in
£422K
Deposit + fees + refurb
Return before costs on price 3.99%5-yr return on cash -24%Rent est. £3,656 (£3,034–£4,406)
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: £3,034–£4,406/mo · n=65
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 (£12,471–£23,279 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
-£2,017
after mortgage, operating costs & tax
Rent in£3,656/mo gross
£3,515/mo collected · £141/mo lost to voids
Where it goes
£4,469Mortgage£1,064Costs
Outgoings exceed rent — you top up £2,017/mo
Mortgage£4,469
Costs£1,064
Management£366
Maintenance£67
Insurance£40
CapEx reserve£183
Voids + council tax£12
Service charge + ground rent£292
Ltd co. accounts£104
Tax—
Shortfall−£2,017
Returns
Return before costs on price3.99%
Cash return on cash-5.73%
Gross margin£2,452
Cash needed£422,103
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.79
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 | £43,872 | £12,765 | £53,625 | £0 | £0 | -£22,518 | -£22,518 |
| Year 2 | £45,188 | £13,148 | £53,625 | £0 | £0 | -£21,585 | -£44,102 |
| Year 3 | £46,544 | £13,542 | £53,625 | £0 | £0 | -£20,623 | -£64,726 |
| Year 4 | £47,940 | £13,948 | £53,625 | £0 | £0 | -£19,633 | -£84,359 |
| Year 5 | £49,378 | £14,367 | £53,625 | £0 | £0 | -£18,614 | -£102,973 |
Disposal gain (gross)-£45,476
CGT£0
Net Disposal proceeds£1,184,127
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
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 cohortW11 2BS · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Imperial College · 2.6 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 · 1-bath · 694 sqft · London ×1.4
£25k–£49k
£ per sqft
building cost only
£37–£71
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£6,940–£12,492
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£9,716–£18,044
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history2d on market8 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£1,295,000 in 2020 → £1,100,000 asking
-15.1%in 6y
- 2020£1,295,000+8.5% in 4y
- 2016£1,193,000+32.6% in 9y
- 2007£900,000+361.5% in 5y
- 2002£195,000-48.0% in 1y
- 2001£375,000+150.0% in 1y
- 2000£150,000-41.4% in 2y
- 1998£256,000+8.0% in 1y
- 1997£237,000+69.3% in 2y
- 1995£139,950—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Rent it out wins — -£2,017/mo · level with Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| ⭐ Rent it out | 3.99% | -£2,017 | £422,103 | -24.4% | Low | Feasible |
| Housing-benefit rent | 1.95% | -£3,649 | £422,103 | -49.1% | Med | Feasible |
| Council lease | 1.95% | -£3,272 | £422,103 | -45.5% | Low | Feasible |
| Refurb & refinance | 3.99% | -£2,017 | £483,754 | -21.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£503 | £1,236,254 | 6% | 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:
- +0% premium over LHA cap
- 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
-£1,751/mo cash flow vs Rent it out if converted to Rent by the room
2.62% Return before costs on price converted vs 3.99% as-is
As-is Rent it out
Monthly profit-£1,533
Return before costs on price3.99%
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-£1,751
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
£61,600
Range: £53,200 – £72,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£48,176–£90,294full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 1 × bathroom£7,200–£13,200
- Rewire£3,470–£6,246
- Replumb£2,776–£5,552
- Windows£7,634–£13,880
- Paint + decor£6,940–£12,492
- Flooring£9,716–£18,044
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 ratedColville Primary SchoolPrimary · Community school · W11 2DF
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£43,872
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£24,205
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-£102,973
Rates as of Oct 2024
Acquisition costs
£422,103cash neededPurchase price£1,100,000
Deposit (25%)£275,000
Stamp duty+5% additional-property surcharge£108,750
Refurb£16,628
Legal + survey£4,225
Mortgage fees£17,500
Total cash neededdeposit + costs (loan covers the rest)£422,103
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Bright two-bedroom apartment in the heart of Notting Hill.
Description
Situated on one of Notting Hill’s most sought-after streets, this well-proportioned two-bedroom apartment extends to approximately 694 sq ft and offers bright, practical accommodation in a prime W11 location.
The property is centred around a generous reception and dining room with excellent ceiling heights and ample space for both relaxing and entertaining. A separate kitchen/breakfast room provides a f…
Floor plans
Nearby active comparables3 rentals
Comparable rentals
W11 · same beds + typeMedian nearby: £3,250/mo · 3 of 3 already let-£406 vs our est
- Notting Hill Gate, W11, Notting Hill…Let2b£3,250/moMay 2026
- Notting Hill Gate, London W11Let2b£3,200/moMay 2026
- 139-143 Notting Hill Gate, London W11Let2b£4,000/moMay 2026
Other deals nearby
W11 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Savills
About this listing
2 days · RightmovePrice history
5-year price trend
Monthly profit
−£2,017
Cash needed
£422K
Return after costs
-5.73%
IRR
-7.73%
Listed 2d ago
Colville Road, London, W11
flat · 2 bed · 1 bath · 694 sqft
£1,100,000
est £3,656 · 3.99% gross
1 / 13
0/100
Marginal
3.99% — verify the rent + comps locally.
3.99% Return before costs — around the area average for this property type.
Monthly profit −£2,017/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£1.1M
Return before costs
3.99%
est rent £3,656/monot enough comparablesRange £3,034–£4,406/mo (Q1–Q3)
Bedrooms
2
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: £3,034–£4,406/mo · n=65
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 (£12,471–£23,279 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
-£2,017
after mortgage, operating costs & tax
Rent in£3,656/mo gross
£3,515/mo collected · £141/mo lost to voids
Where it goes
£4,469Mortgage£1,064Costs
Outgoings exceed rent — you top up £2,017/mo
Mortgage£4,469
Costs£1,064
Management£366
Maintenance£67
Insurance£40
CapEx reserve£183
Voids + council tax£12
Service charge + ground rent£292
Ltd co. accounts£104
Tax—
Shortfall−£2,017
Returns
Return before costs on price3.99%
Cash return on cash-5.73%
Gross margin£2,452
Cash needed£422,103
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.79
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:
- +0% premium over LHA cap
- 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 | £43,872 | £12,765 | £53,625 | £0 | £0 | -£22,518 | -£22,518 |
| Year 2 | £45,188 | £13,148 | £53,625 | £0 | £0 | -£21,585 | -£44,102 |
| Year 3 | £46,544 | £13,542 | £53,625 | £0 | £0 | -£20,623 | -£64,726 |
| Year 4 | £47,940 | £13,948 | £53,625 | £0 | £0 | -£19,633 | -£84,359 |
| Year 5 | £49,378 | £14,367 | £53,625 | £0 | £0 | -£18,614 | -£102,973 |
Rent by the room upside
What we verified
3307
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
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
Service chargeReduces net yield£3,200/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£10,725
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£102,973
Acquisition costs
25% deposit£275,000
Stamp duty£108,750
Refurb£16,628
Legal + survey£4,225
Mortgage + broker£17,500
Cash needed£422,103
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
Bright two-bedroom apartment in the heart of Notting Hill.
Description
Situated on one of Notting Hill’s most sought-after streets, this well-proportioned two-bedroom apartment extends to approximately 694 sq ft and offers bright, practical accommodation in a prime W11 location.
The property is centred around a generous reception and dining room with excellent ceiling heights and ample space for both relaxing and entertaining. A separate kitchen/breakfast room provides a f…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice