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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 −£22,605/mo — heavily negative — needs monthly capital injection
- -17.9% 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
−£23K/mo
You top up £23K/mo
Price
£5.50M
No local sold comps to compare
Return · IRR
-17.9%/yr
Loses money over 5 years
Cash to get in
£2.34M
Deposit + fees + refurb
5-yr return on cash -58%
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% · £1,375,000
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 (£21,114–£39,413 range), VAT-inclusive
Legal + survey (£)
Standard house — £2,400 legal + £1,300 survey
Mortgage fees (£)
2% product fee on £4,125,000 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
-£22,605
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£22,344Mortgage
Outgoings exceed rent — you top up £22,605/mo
Mortgage£22,344
Costs£261
Maintenance£100
Insurance£40
Voids + council tax£17
Ltd co. accounts£104
Tax—
Shortfall−£22,605
Returns
Return before costs on price0.00%
Cash return on cash-11.60%
Gross margin-£261
Cash needed£2,339,102
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 | £3,132 | £268,125 | £0 | £0 | -£271,257 | -£271,257 |
| Year 2 | £0 | £3,226 | £268,125 | £0 | £0 | -£271,351 | -£542,608 |
| Year 3 | £0 | £3,323 | £268,125 | £0 | £0 | -£271,448 | -£814,056 |
| Year 4 | £0 | £3,422 | £268,125 | £0 | £0 | -£271,547 | -£1,085,603 |
| Year 5 | £0 | £3,525 | £268,125 | £0 | £0 | -£271,650 | -£1,357,253 |
Disposal gain (gross)-£459,969
CGT£0
Net Disposal proceeds£5,920,633
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
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 cohortHA6 2LR · 6 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Imperial College · 22.7 km
Reason
6-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
6-bed · 10-bath · 7494 sqft · London ×1.4
£226k–£424k
£ per sqft
building cost only
£30–£57
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 10 × bathroom · Full strip + retile£42,000–£84,000
- Paint + decor£74,940–£134,892
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£104,916–£194,844
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 market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£2,125,000 in 2017 → £5,500,000 asking
+158.8%in 9y
- 2017£2,125,000+69.3% in 8y
- 2009£1,255,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Housing-benefit rent wins — -£21,045/mo · £539/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% | -£22,605 | £2,339,102 | -58.0% | Low | Feasible |
| ⭐ Housing-benefit rent | 0.46% | -£21,045 | £2,339,102 | -53.3% | Med | Feasible |
| Council lease | 0.00% | -£22,588 | £2,339,102 | -58.0% | Low | Feasible |
| Refurb & refinance | 0.00% | -£22,605 | £2,625,363 | -51.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£244 | £6,391,863 | 4% | Med | Feasible |
| Rent by the room | 0.79% | -£21,584 | £2,339,102 | -54.4% | — | 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
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
0.52% Return before costs on price converted vs 0.00% as-is
As-is Rent it out
Monthly profit-£21,687
Return before costs on price0.00%
Cash needed£1,386,898
If converted to Rent by the room
Monthly profit-£20,472
Return before costs on price0.52%
Cash needed£1,402,898
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
£412,176–£759,894full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 10 × bathroom£72,000–£132,000
- Rewire£37,470–£67,446
- Replumb£29,976–£59,952
- Windows£82,434–£149,880
- Paint + decor£74,940–£134,892
- Flooring£104,916–£194,844
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score70 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodHoly Trinity CofE Primary SchoolPrimary · Voluntary aided school · HA6 2RH
- Not ratedLondon School of TheologyNot applicable · Miscellaneous · HA6 2UW
- Not ratedMerchant Taylors' SchoolNot applicable · Other independent school · HA6 2HT
- Not ratedNorthwood College for Girls GDSTNot applicable · Other independent school · HA6 2YE
- Not ratedSt Martin's SchoolNot applicable · Other independent school · HA6 2DJ
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-£271,257
Exit costs
Projected sale price (5y · 2%/yr growth)£6,072,444
Capital gain (pre-CGT)£572,444
Sale costs (~2.5%)£151,811
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-£1,357,253
Rates as of Oct 2024
Acquisition costs
£2,339,102cash neededPurchase price£5,500,000
Deposit (25%)£1,375,000
Stamp duty+5% additional-property surcharge£848,750
Refurb£28,152
Legal + survey£3,700
Mortgage fees£83,500
Total cash neededdeposit + costs (loan covers the rest)£2,339,102
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A striking contemporary home extending to approximately 7,500 sq ft, set within the prestigious Moor Park Estate. Designed for modern living and entertaining, with exceptional interiors, leisure space and a private west-facing garden.
Blessings is a home that immediately stands apart. Built over a meticulous 2.5 year period and completed in 2020, the property blends architectural presence with refined interior design and advanced technology, creating a residence of both scal…
Floor plans
Listing metarightmove · Fine & Country
About this listing
2 days · RightmovePrice history
5-year price trend
Monthly profit
−£22,605
Cash needed
£2.3M
Return after costs
-11.60%
IRR
-17.86%
Listed 2d ago
Russell Road, Moor Park, Hertfordshire
detached · 6 bed · 10 bath · 7,494 sqft
£5,500,000
1 / 32
0/100
Marginal
No rent data — verify locally before offering.
Monthly profit −£22,605/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£5.5M
Return before costs
—
rent unknown
Bedrooms
6
10 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% · £1,375,000
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 (£21,114–£39,413 range), VAT-inclusive
Legal + survey (£)
Standard house — £2,400 legal + £1,300 survey
Mortgage fees (£)
2% product fee on £4,125,000 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
-£22,605
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£22,344Mortgage
Outgoings exceed rent — you top up £22,605/mo
Mortgage£22,344
Costs£261
Maintenance£100
Insurance£40
Voids + council tax£17
Ltd co. accounts£104
Tax—
Shortfall−£22,605
Returns
Return before costs on price0.00%
Cash return on cash-11.60%
Gross margin-£261
Cash needed£2,339,102
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
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 | £3,132 | £268,125 | £0 | £0 | -£271,257 | -£271,257 |
| Year 2 | £0 | £3,226 | £268,125 | £0 | £0 | -£271,351 | -£542,608 |
| Year 3 | £0 | £3,323 | £268,125 | £0 | £0 | -£271,448 | -£814,056 |
| Year 4 | £0 | £3,422 | £268,125 | £0 | £0 | -£271,547 | -£1,085,603 |
| Year 5 | £0 | £3,525 | £268,125 | £0 | £0 | -£271,650 | -£1,357,253 |
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£53,625
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£1,357,253
Acquisition costs
25% deposit£1,375,000
Stamp duty£848,750
Refurb£28,152
Legal + survey£3,700
Mortgage + broker£83,500
Cash needed£2,339,102
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
A striking contemporary home extending to approximately 7,500 sq ft, set within the prestigious Moor Park Estate. Designed for modern living and entertaining, with exceptional interiors, leisure space and a private west-facing garden.
Blessings is a home that immediately stands apart. Built over a meticulous 2.5 year period and completed in 2020, the property blends architectural presence with refined interior design and advanced technology, creating a residence of both scal…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice