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Year 5 disposal
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0/ 100
Weak
4.33% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£618/mo — heavily negative — needs monthly capital injection
- -5.4% 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
−£618/mo
You top up £618/mo
Price
£425K
No local sold comps to compare
Return · IRR
-5.4%/yr
Loses money over 5 years
Cash to get in
£158K
Deposit + fees + refurb
Return before costs on price 4.33%5-yr return on cash -19%Rent est. £1,532 (£1,491–£1,574)
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
Buy-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: £1,491–£1,574/mo · n=20
Financing
DepositYour cash in — the rest is the mortgage25% · £106,250
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£7,505–£14,008 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £318,750 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£618
after mortgage, operating costs & tax
Rent in£1,532/mo gross
£1,473/mo collected · £59/mo lost to voids
Where it goes
£1,660Mortgage£430Costs
Outgoings exceed rent — you top up £618/mo
Mortgage£1,660
Costs£430
Management£153
Maintenance£50
Insurance£40
CapEx reserve£77
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£618
Returns
Return before costs on price4.33%
Cash return on cash-4.68%
Gross margin£1,043
Cash needed£158,281
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.85
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 | £18,384 | £5,166 | £19,922 | £0 | £0 | -£6,703 | -£6,703 |
| Year 2 | £18,936 | £5,321 | £19,922 | £0 | £0 | -£6,307 | -£13,010 |
| Year 3 | £19,504 | £5,480 | £19,922 | £0 | £0 | -£5,898 | -£18,909 |
| Year 4 | £20,089 | £5,645 | £19,922 | £0 | £0 | -£5,478 | -£24,387 |
| Year 5 | £20,691 | £5,814 | £19,922 | £0 | £0 | -£5,044 | -£29,431 |
Disposal gain (gross)-£12,153
CGT£0
Net Disposal proceeds£457,503
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
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 cohortHP1 2AE · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University College London · 35 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 · 639 sqft
£19k–£37k
£ per sqft
building cost only
£29–£58
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,473–£8,307
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£7,029–£13,419
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history1d on market2 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£226,500 in 2007 → £425,000 asking
+87.6%in 19y
- 2007£226,500+38.5% in 4y
- 2003£163,500+28.7% in 2y
- 2001£127,000—
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 — -£618/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 | 4.33% | -£618 | £158,281 | -18.6% | Low | Feasible |
| Housing-benefit rent | 3.24% | -£1,002 | £158,281 | -32.9% | Med | Feasible |
| Council lease | 0.00% | -£1,854 | £158,281 | -70.7% | Low | Feasible |
| Refurb & refinance | 4.33% | -£618 | £183,533 | -16.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£194 | £473,658 | 7% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
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
-£28/mo cash flow vs Rent it out if converted to Rent by the room
6.78% Return before costs on price converted vs 4.33% as-is
As-is Rent it out
Monthly profit-£620
Return before costs on price4.33%
Cash needed£118,148
If converted to Rent by the room
Monthly profit-£647
Return before costs on price6.78%
Cash needed£134,148
Δ vs Rent it out Monthly profit-£28
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
£55,000
Range: £47,500 – £65,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£44,766–£80,739full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 1 × bathroom£6,750–£12,375
- Rewire£3,195–£5,112
- Replumb£2,556–£4,473
- Windows£7,029–£12,141
- Paint + decor£6,390–£10,863
- Flooring£8,946–£15,975
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 & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodPixies Hill Primary SchoolPrimary · Community school · HP1 2BY
- Not ratedWestbrook HayNot applicable · Other independent school · HP1 2RF
- Not ratedMicklem Primary SchoolPrimary · Community school · HP1 2QH
- Not ratedOakleaf PrimaryPrimary · Academy sponsor led · HP1 2JU
- Not ratedJohn F Kennedy Catholic SchoolSecondary · Academy converter · HP1 2PH
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£18,384
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£7,411
Exit costs
Projected sale price (5y · 2%/yr growth)£469,234
Capital gain (pre-CGT)£44,234
Sale costs (~2.5%)£11,731
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-£29,431
Rates as of Oct 2024
Acquisition costs
£158,281cash neededPurchase price£425,000
Deposit (25%)£106,250
Stamp duty+5% additional-property surcharge£32,500
Refurb£10,006
Legal + survey£2,150
Mortgage fees£7,375
Total cash neededdeposit + costs (loan covers the rest)£158,281
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Offered to the market with no onward chain, this beautifully presented two double bedroom end-of-terrace home has been thoughtfully updated throughout and is ready for immediate occupation.
The property boasts a newly refitted kitchen and contemporary bathroom, complemented by new carpets and fresh décor throughout, creating a bright, modern and welcoming feel. The spacious living/dining room offers a versatile space for both relaxing and entertaining, while a convenient gro…
Floor plans
Listing metarightmove · David Doyle Estate Agents
About this listing
1 days · RightmovePrice history
5-year price trend
Monthly profit
−£618
Cash needed
£158K
Return after costs
-4.68%
IRR
-5.36%
Listed 1d ago
Northridge Way, Hemel Hempstead, HP1
terraced · 2 bed · 1 bath · 639 sqft
£425,000
est £1,532 · 4.33% gross
1 / 18
0/100
Marginal
4.33% — verify the rent + comps locally.
4.33% Return before costs — around the area average for this property type.
Monthly profit −£618/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£425K
Return before costs
4.33%
est rent £1,532/monot enough comparablesRange £1,491–£1,574/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
—
Energy rating
Run the numbers
What-if calculator
Buy-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: £1,491–£1,574/mo · n=20
Financing
DepositYour cash in — the rest is the mortgage25% · £106,250
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£7,505–£14,008 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £318,750 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£618
after mortgage, operating costs & tax
Rent in£1,532/mo gross
£1,473/mo collected · £59/mo lost to voids
Where it goes
£1,660Mortgage£430Costs
Outgoings exceed rent — you top up £618/mo
Mortgage£1,660
Costs£430
Management£153
Maintenance£50
Insurance£40
CapEx reserve£77
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£618
Returns
Return before costs on price4.33%
Cash return on cash-4.68%
Gross margin£1,043
Cash needed£158,281
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.85
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 | £18,384 | £5,166 | £19,922 | £0 | £0 | -£6,703 | -£6,703 |
| Year 2 | £18,936 | £5,321 | £19,922 | £0 | £0 | -£6,307 | -£13,010 |
| Year 3 | £19,504 | £5,480 | £19,922 | £0 | £0 | -£5,898 | -£18,909 |
| Year 4 | £20,089 | £5,645 | £19,922 | £0 | £0 | -£5,478 | -£24,387 |
| Year 5 | £20,691 | £5,814 | £19,922 | £0 | £0 | -£5,044 | -£29,431 |
Rent by the room upside
What we verified
3207
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
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£3,984
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£29,431
Acquisition costs
25% deposit£106,250
Stamp duty£32,500
Refurb£10,006
Legal + survey£2,150
Mortgage + broker£7,375
Cash needed£158,281
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
Offered to the market with no onward chain, this beautifully presented two double bedroom end-of-terrace home has been thoughtfully updated throughout and is ready for immediate occupation.
The property boasts a newly refitted kitchen and contemporary bathroom, complemented by new carpets and fresh décor throughout, creating a bright, modern and welcoming feel. The spacious living/dining room offers a versatile space for both relaxing and entertaining, while a convenient gro…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice