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Year 5 disposal
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0/ 100
Weak
2.14% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- 2.14% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£5,522/mo — heavily negative — needs monthly capital injection
- -8.6% 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
−£6K/mo
You top up £6K/mo
Price vs market
Above comparable sales
+78% vs 12 sold
Return · IRR
-8.6%/yr
Loses money over 5 years
Cash to get in
£1.06M
Deposit + fees + refurb
Price £2.00MReturn before costs on price 2.14%5-yr return on cash -30%Rent est. £3,572 (£2,847–£4,482)
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: £2,847–£4,482/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £500,000
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 (£)
Tiered estimate (full refurb): £189,296–£349,974 range from £/sqft + per-room model
Legal + survey (£)
Standard house — £2,400 legal + £1,300 survey
Mortgage fees (£)
2% product fee on £1,500,000 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
-£5,522
after mortgage, operating costs & tax
Rent in£3,572/mo gross
£3,435/mo collected · £137/mo lost to voids
Where it goes
£8,125Mortgage
Outgoings exceed rent — you top up £5,522/mo
Mortgage£8,125
Costs£831
Management£357
Maintenance£100
Insurance£40
CapEx reserve£179
Voids + council tax£17
Ltd co. accounts£104
Selective licensing£34
Tax—
Shortfall−£5,522
Returns
Return before costs on price2.14%
Cash return on cash-6.26%
Gross margin£2,603
Cash needed£1,058,085
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.42
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 | £42,864 | £9,977 | £97,500 | £0 | £0 | -£64,613 | -£64,613 |
| Year 2 | £44,150 | £10,276 | £97,500 | £0 | £0 | -£63,626 | -£128,240 |
| Year 3 | £45,474 | £10,585 | £97,500 | £0 | £0 | -£62,610 | -£190,850 |
| Year 4 | £46,839 | £10,902 | £97,500 | £0 | £0 | -£61,564 | -£252,413 |
| Year 5 | £48,244 | £11,229 | £97,500 | £0 | £0 | -£60,486 | -£312,899 |
Disposal gain (gross)-£374,127
CGT£0
Net Disposal proceeds£2,152,958
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 cohortHA7 3QE · 5 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Imperial College · 15.8 km
Reason
5-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
5-bed · 3-bath · 3574 sqft · London ×1.4
£103k–£193k
£ per sqft
building cost only
£29–£54
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 3 × bathroom · Full strip + retile£12,600–£25,200
- Paint + decor£35,740–£64,332
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£50,036–£92,924
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
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£717,500 in 1999 → £2,000,000 asking
+178.7%in 27y
- 1999£717,500—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Refurb & refinance wins — -£5,488/mo · £34/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 | 2.14% | -£5,522 | £1,058,085 | -29.6% | Low | Feasible |
| Housing-benefit rent | 1.26% | -£6,847 | £1,058,085 | -37.4% | Med | Feasible |
| Council lease | 1.26% | -£6,609 | £1,058,085 | -36.9% | Low | Feasible |
| ⭐ Refurb & refinance | 2.14% | -£5,488 | £1,174,685 | -26.5% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£244 | £2,543,685 | -4% | Med | Feasible |
| Rent by the room | 1.80% | -£7,230 | £1,058,085 | -39.2% | — | 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
-£1,683/mo cash flow vs Rent it out if converted to Rent by the room
1.44% Return before costs on price converted vs 2.14% as-is
As-is Rent it out
Monthly profit-£5,117
Return before costs on price2.14%
Cash needed£511,898
If converted to Rent by the room
Monthly profit-£6,800
Return before costs on price1.44%
Cash needed£527,898
Δ vs Rent it out Monthly profit-£1,683
Show conversion detail
Conversion cost estimate
£4,200
Range: £2,800 – £7,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£189,296–£349,974full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 3 × bathroom£21,600–£39,600
- Rewire£17,870–£32,166
- Replumb£14,296–£28,592
- Windows£39,314–£71,480
- Paint + decor£35,740–£64,332
- Flooring£50,036–£92,924
Comparables
sold within 0.5 miWide · CV 24.2%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
- OutstandingBentley Wood High SchoolSecondary · Academy converter · HA7 3JW
- GoodAvanti House Primary SchoolPrimary · Free schools · HA7 3JB
- Not ratedSt John's CofE SchoolPrimary · Voluntary aided school · HA7 3FD
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£42,864
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£66,262
Exit costs
Projected sale price (5y · 2%/yr growth)£2,208,162
Capital gain (pre-CGT)£208,162
Sale costs (~2.5%)£55,204
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-£312,899
Rates as of Oct 2024
Acquisition costs
£1,058,085cash neededPurchase price£2,000,000
Deposit (25%)£500,000
Stamp duty+5% additional-property surcharge£253,750
Refurb£269,635
Legal + survey£3,700
Mortgage fees£31,000
Total cash neededdeposit + costs (loan covers the rest)£1,058,085
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Set behind a wide frontage, the property is approached via a large shingle driveway providing ample parking and leading to a detached annex. The annex comprises a double garage on the ground floor with a self-contained apartment above, offering a reception room, bedroom, and bathroom — ideal for guests, extended family, or flexible living arrangements.
The main house provides beautifully proportioned and versatile accommodation across two floors. The ground level features a…
Floor plans
Listing metarightmove · Fine & Country
About this listing
2 days · RightmovePrice history
5-year price trend
Monthly profit
−£5,522
Cash needed
£1.1M
Return after costs
-6.26%
IRR
-8.63%
Listed 2d ago
Gordon Avenue, Stanmore, Harrow
detached · 5 bed · 3 bath · 3,574 sqft
£2,000,000
est £3,572 · 2.14% gross
1 / 15
0/100
Marginal
2.14% — verify the rent + comps locally.
2.14% Return before costs — around the area average for this property type.
Monthly profit −£5,522/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£2.0M
78% above sold comps
Return before costs
2.14%
est rent £3,572/monot enough comparablesRange £2,847–£4,482/mo (Q1–Q3)
Bedrooms
5
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 (£)
Local comp range: £2,847–£4,482/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £500,000
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 (£)
Tiered estimate (full refurb): £189,296–£349,974 range from £/sqft + per-room model
Legal + survey (£)
Standard house — £2,400 legal + £1,300 survey
Mortgage fees (£)
2% product fee on £1,500,000 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
-£5,522
after mortgage, operating costs & tax
Rent in£3,572/mo gross
£3,435/mo collected · £137/mo lost to voids
Where it goes
£8,125Mortgage
Outgoings exceed rent — you top up £5,522/mo
Mortgage£8,125
Costs£831
Management£357
Maintenance£100
Insurance£40
CapEx reserve£179
Voids + council tax£17
Ltd co. accounts£104
Selective licensing£34
Tax—
Shortfall−£5,522
Returns
Return before costs on price2.14%
Cash return on cash-6.26%
Gross margin£2,603
Cash needed£1,058,085
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.42
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 | £42,864 | £9,977 | £97,500 | £0 | £0 | -£64,613 | -£64,613 |
| Year 2 | £44,150 | £10,276 | £97,500 | £0 | £0 | -£63,626 | -£128,240 |
| Year 3 | £45,474 | £10,585 | £97,500 | £0 | £0 | -£62,610 | -£190,850 |
| Year 4 | £46,839 | £10,902 | £97,500 | £0 | £0 | -£61,564 | -£252,413 |
| Year 5 | £48,244 | £11,229 | £97,500 | £0 | £0 | -£60,486 | -£312,899 |
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 24.2%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£19,500
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£312,899
Acquisition costs
25% deposit£500,000
Stamp duty£253,750
Refurb£269,635
Legal + survey£3,700
Mortgage + broker£31,000
Cash needed£1,058,085
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
Set behind a wide frontage, the property is approached via a large shingle driveway providing ample parking and leading to a detached annex. The annex comprises a double garage on the ground floor with a self-contained apartment above, offering a reception room, bedroom, and bathroom — ideal for guests, extended family, or flexible living arrangements.
The main house provides beautifully proportioned and versatile accommodation across two floors. The ground level features a…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice