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Year 5 disposal
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Weak
2.41% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Long lease (997 yrs) — no short-lease drag
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- 2.41% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£5,238/mo — heavily negative — needs monthly capital injection
- -12.0% 5y IRR — capital outlay disproportionate to returns
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£5K/mo
You top up £5K/mo
Price vs market
Above comparable sales
+301% vs 12 sold
Return · IRR
-12.0%/yr
Loses money over 5 years
Cash to get in
£789K
Deposit + fees + refurb
Price £2.00MReturn before costs on price 2.41%5-yr return on cash -37%Rent est. £4,014 (£3,452–£4,667)
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: £3,452–£4,667/mo · n=23
Financing
DepositYour cash in — the rest is the mortgage25% · £498,750
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 (£1,575–£2,940 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £3,125 legal + £1,100 survey
Mortgage fees (£)
2% product fee on £1,496,250 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
-£5,238
after mortgage, operating costs & tax
Rent in£4,014/mo gross
£3,860/mo collected · £154/mo lost to voids
Where it goes
£8,105Mortgage
Outgoings exceed rent — you top up £5,238/mo
Mortgage£8,105
Costs£993
Management£401
Maintenance£67
Insurance£40
CapEx reserve£201
Voids + council tax£4
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£5,238
Returns
Return before costs on price2.41%
Cash return on cash-7.97%
Gross margin£2,867
Cash needed£788,900
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.48
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 | £48,168 | £11,913 | £97,256 | £0 | £0 | -£61,001 | -£61,001 |
| Year 2 | £49,613 | £12,270 | £97,256 | £0 | £0 | -£59,913 | -£120,914 |
| Year 3 | £51,101 | £12,638 | £97,256 | £0 | £0 | -£58,793 | -£179,707 |
| Year 4 | £52,634 | £13,017 | £97,256 | £0 | £0 | -£57,639 | -£237,346 |
| Year 5 | £54,214 | £13,408 | £97,256 | £0 | £0 | -£56,451 | -£293,797 |
Disposal gain (gross)-£106,650
CGT£0
Net Disposal proceeds£2,147,575
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 unknown
Legal & planning
Leasehold997 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
997 yr
Extracted from listing description · verify with solicitor
Tenure & planning997 yr
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
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 1HS · 3 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Imperial College · 2.8 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
3-bed · 2-bath · 1372 sqft · London ×1.4
£46k–£88k
£ per sqft
building cost only
£34–£64
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 2 × bathroom · Full strip + retile£8,400–£16,800
- Paint + decor£13,720–£24,696
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£19,208–£35,672
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
Price & sale history2d on marketno cuts yet
Strategy matrix
Council lease wins — -£4,678/mo · £560/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 2.41% | -£5,238 | £788,900 | -37.2% | Low | Feasible |
| Housing-benefit rent | 1.30% | -£6,878 | £788,900 | -50.4% | Med | Feasible |
| ⭐ Council lease | 2.41% | -£4,678 | £788,900 | -34.0% | Low | Feasible |
| Refurb & refinance | 2.41% | -£5,238 | £889,490 | -33.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£386 | £2,255,065 | 6% | Med | Feasible |
| Rent by the room | 1.98% | -£6,887 | £788,900 | -49.6% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Central London · cap £2,154/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Central London
- LHA monthly cap:
- £2,154
- 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
-£2,042/mo cash flow vs Rent it out if converted to Rent by the room
1.44% Return before costs on price converted vs 2.41% as-is
As-is Rent it out
Monthly profit-£4,738
Return before costs on price2.41%
Cash needed£510,648
If converted to Rent by the room
Monthly profit-£6,780
Return before costs on price1.44%
Cash needed£526,648
Δ vs Rent it out Monthly profit-£2,042
Show conversion detail
Conversion cost estimate
£61,600
Range: £53,200 – £72,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£85,208–£158,412full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 2 × bathroom£14,400–£26,400
- Rewire£6,860–£12,348
- Replumb£5,488–£10,976
- Windows£15,092–£27,440
- Paint + decor£13,720–£24,696
- Flooring£19,208–£35,672
Comparables
sold within 0.5 miWide · CV 24.3%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- OutstandingThomas Jones Primary SchoolPrimary · Community school · W11 1RQ
- Not ratedChepstow House SchoolNot applicable · Other independent school · W11 1QS
- Not ratedNotting Hill Prep SchoolNot applicable · Other independent school · W11 1QQ
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£48,168
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£62,854
Exit costs
Projected sale price (5y · 2%/yr growth)£2,202,641
Capital gain (pre-CGT)£207,641
Sale costs (~2.5%)£55,066
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-£293,797
Rates as of Oct 2024
Acquisition costs
£788,900cash neededPurchase price£1,995,000
Deposit (25%)£498,750
Stamp duty+5% additional-property surcharge£252,900
Refurb£2,100
Legal + survey£4,225
Mortgage fees£30,925
Total cash neededdeposit + costs (loan covers the rest)£788,900
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A fantastic three-bedroom apartment on a tree-lined street.
Description
A beautifully presented three-bedroom apartment entered on the first floor half landing, arranged over the second and third floors of an elegant period building on highly sought-after Leamington Road Villas. Offering well-balanced accommodation, the property features a bright reception room with access to a private balcony, a separate study, and a useful utility room with Miele laundry appliances. The s…
Floor plans
Listing metarightmove · Savills
About this listing
2 days · RightmovePrice history
5-year price trend
Monthly profit
−£5,238
Cash needed
£789K
Return after costs
-7.97%
IRR
-12.00%
Listed 2d ago
Leamington Road Villas, London, W11
flat · 3 bed · 2 bath · 1,372 sqft
£1,995,000
est £4,014 · 2.41% gross
Leasehold 997yr
1 / 17
0/100
Marginal
2.41% — verify the rent + comps locally.
2.41% Return before costs — around the area average for this property type.
Monthly profit −£5,238/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£2.0M
301% above sold comps
Return before costs
2.41%
est rent £4,014/monot enough comparablesRange £3,452–£4,667/mo (Q1–Q3)
Bedrooms
3
2 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: £3,452–£4,667/mo · n=23
Financing
DepositYour cash in — the rest is the mortgage25% · £498,750
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 (£1,575–£2,940 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £3,125 legal + £1,100 survey
Mortgage fees (£)
2% product fee on £1,496,250 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
-£5,238
after mortgage, operating costs & tax
Rent in£4,014/mo gross
£3,860/mo collected · £154/mo lost to voids
Where it goes
£8,105Mortgage
Outgoings exceed rent — you top up £5,238/mo
Mortgage£8,105
Costs£993
Management£401
Maintenance£67
Insurance£40
CapEx reserve£201
Voids + council tax£4
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£5,238
Returns
Return before costs on price2.41%
Cash return on cash-7.97%
Gross margin£2,867
Cash needed£788,900
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.48
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Central London · cap £2,154/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Central London
- LHA monthly cap:
- £2,154
- 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 | £48,168 | £11,913 | £97,256 | £0 | £0 | -£61,001 | -£61,001 |
| Year 2 | £49,613 | £12,270 | £97,256 | £0 | £0 | -£59,913 | -£120,914 |
| Year 3 | £51,101 | £12,638 | £97,256 | £0 | £0 | -£58,793 | -£179,707 |
| Year 4 | £52,634 | £13,017 | £97,256 | £0 | £0 | -£57,639 | -£237,346 |
| Year 5 | £54,214 | £13,408 | £97,256 | £0 | £0 | -£56,451 | -£293,797 |
Rent by the room upside
What we verified
5007
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureLeasehold years remaining997 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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 24.3%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£19,451
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£293,797
Acquisition costs
25% deposit£498,750
Stamp duty£252,900
Refurb£2,100
Legal + survey£4,225
Mortgage + broker£30,925
Cash needed£788,900
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 fantastic three-bedroom apartment on a tree-lined street.
Description
A beautifully presented three-bedroom apartment entered on the first floor half landing, arranged over the second and third floors of an elegant period building on highly sought-after Leamington Road Villas. Offering well-balanced accommodation, the property features a bright reception room with access to a private balcony, a separate study, and a useful utility room with Miele laundry appliances. The s…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice