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Year 5 disposal
BMV -39%
⊞ View all 15
85/ 100
Strong
10.10% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Monthly profit +£419/mo from completion — the no.1 reason to invest
- 10.10% return before costs — above-market
- Priced below market -39% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Auction lot — bridging-only finance, 28-day completion
- 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
+£419/mo
Pays you every month, net of costs
Price vs market
Below market value
-39% vs 12 sold · interior unseen
Return · IRR
4.8%/yr
Modest annualised return
Cash left in
£0
Fully recycled — pull all your cash back out
Price £270KCash to buy £115KReturn before costs on price 10.10%5-yr return on cash 30%Rent est. £2,272 (£2,241–£2,303)
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: £2,241–£2,303/mo · n=11
Financing
DepositYour cash in — the rest is the mortgage25% · £67,500
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 (£17,630–£32,908 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £202,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£419
after mortgage, operating costs & tax
Rent in£2,272/mo gross
£2,185/mo collected · £87/mo lost to voids
Where it goes
£1,097Mortgage£570Costs£419Your profit
£419/mo left as profit · 19% of rent kept
Mortgage£1,097
Costs£570
Management£227
Maintenance£67
Insurance£28
CapEx reserve£114
Voids + council tax£7
Ltd co. accounts£104
Selective licensing£23
Tax£98
Profit+£419
Returns
Return before costs on price10.10%
Cash return on cash4.37%
Gross margin£1,615
Cash needed£115,206
Monthly profit payback22y 11m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.99
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £27,264 | £6,840 | £13,163 | £0 | £1,380 | £5,882 | £5,882 |
| Year 2 | £28,082 | £7,045 | £13,163 | £0 | £1,496 | £6,379 | £12,261 |
| Year 3 | £28,924 | £7,256 | £13,163 | £0 | £1,616 | £6,890 | £19,150 |
| Year 4 | £29,792 | £7,474 | £13,163 | £0 | £1,740 | £7,416 | £26,566 |
| Year 5 | £30,686 | £7,698 | £13,163 | £0 | £1,867 | £7,958 | £34,524 |
Disposal gain (gross)-£22,007
CGT£0
Net Disposal proceeds£290,649
What we verified
What we verified
41074 ok · 1 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
Conversion approvability
Per-property planning assessment
Likely approvable67% likely
Confidence: low
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 66% (757 decisions)
- WATCH: 2 pending HMO application(s) within 100m could raise concentration before completion
- NOTE: council HMO concentration policy not curated — the modal English policy (10% within 100m) is shown as an indication, not this council's adopted threshold
- NO HMO concentration data for this council: neither a licensed register nor granted change-of-use decisions nearby. This is ABSENCE OF DATA, not absence of HMOs — verify with the council before relying on it
Rent by the room concentration nearby
≈0.0% within 100 m vs 10% policy
2 pending HMO applications nearby
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
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 — 17 wards (PROPOSED, awaiting Cabinet approval)
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 cohortEN3 5PG · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Queen Mary · 15.7 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
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 · 1155 sqft · London ×1.4
£41k–£78k
£ per sqft
building cost only
£35–£68
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 2 × bathroom · Full strip + retile£8,400–£16,800
- Paint + decor£11,550–£20,790
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£16,170–£30,030
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Check council
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 history1d on marketno cuts yet
Strategy matrix
Council lease wins — +£680/mo · £242/mo ahead of Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 10.10% | +£419 | £115,206 | 30.0% | Low | Feasible |
| Housing-benefit rent | 7.51% | -£54 | £115,206 | 6.2% | Med | Feasible |
| ⭐ Council lease | 10.10% | +£680 | £115,206 | 40.5% | Low | Feasible |
| Refurb & refinance | 10.10% | +£438 | £138,108 | 25.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£199 | £322,058 | 1% | Med | Feasible |
| Rent by the room | 8.00% | -£497 | £115,206 | -16.2% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Outer North London · cap £1,690/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North London
- LHA monthly cap:
- £1,690
- Scheme type:
- leasing
- Premium:
- +500% 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
-£517/mo cash flow vs Rent it out if converted to Rent by the room
10.67% Return before costs on price converted vs 10.10% as-is
As-is Rent it out
Monthly profit+£475
Return before costs on price10.10%
Cash needed£79,398
If converted to Rent by the room
Monthly profit-£42
Return before costs on price10.67%
Cash needed£95,398
Δ vs Rent it out Monthly profit-£517
Show conversion detail
Conversion cost estimate
£67,200
Range: £58,800 – £78,400
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 67% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 66% (757 decisions)
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
£75,660–£140,835full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 2 × bathroom£14,400–£26,400
- Rewire£5,775–£10,395
- Replumb£4,620–£9,240
- Windows£12,705–£23,100
- Paint + decor£11,550–£20,790
- Flooring£16,170–£30,030
Comparables
sold within 0.5 miWide · CV 20.7%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Borough wide
≈0.0% within 100 m vs 10% policy · 2 pending HMO applications nearby
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodArk John Keats AcademyAll-through · Free schools · EN3 5PA
- GoodEnfield Heights AcademyPrimary · Free schools · EN3 5BY
- Not ratedDurants SchoolNot applicable · Community special school · EN3 5BY
- Not ratedSalmons Brook SchoolNot applicable · Free schools special · EN3 5PB
- Not ratedEastfield Primary SchoolPrimary · Academy converter · EN3 5UX
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£27,264
Section 24 credit£0
Annual tax due£1,380
Post-tax Monthly profit annual£4,833
Exit costs
Projected sale price (5y · 2%/yr growth)£298,102
Capital gain (pre-CGT)£28,102
Sale costs (~2.5%)£7,453
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£34,524
Rates as of Oct 2024
Acquisition costs
£115,206cash neededPurchase price£270,000
Deposit (25%)£67,500
Stamp duty+5% additional-property surcharge£17,000
Refurb£23,506
Legal + survey£2,150
Mortgage fees£5,050
Total cash neededdeposit + costs (loan covers the rest)£115,206
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
LOT 29 FOR SALE BY ONLINE AUCTION on 21st October 2026
Freehold Semi-Detached House Vacant Possession
Situated in a cul-de-sac off Eastfield Road, close to local shopping/travelling facilities including Turkey Street and Enfield Lock Train Stations. Albany Park is also nearby.
A Semi-Detached House requiring modernisation with accommodation arranged on Two Floors comprising:
First Floor Bedroom (One) Bedroom (Two) Bedroom (Three) Bathroom/W…
Floor plans
Listing metarightmove · McHugh & Co
About this listing
1 days · RightmovePrice history
5-year price trend
Monthly profit
+£419
Cash needed
£115K
Return after costs
4.37%
IRR
4.84%
Listed 1d ago
6 Grove Gardens, Enfield, EN3 5PG
semi-detached · 3 bed
£270,000
est £2,272 · 10.10% gross
Chain free
Priced below market
1 / 15
85/100
Strong
10.10% — verify the rent + comps locally.
Priced below market -39% vs 12 nearby sold (last 12 mo)
Monthly profit +£419/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.10% Return before costs — above-market
Chain free
Price
£270K
39% below sold comps
Return before costs
10.10%
est rent £2,272/monot enough comparablesRange £2,241–£2,303/mo (Q1–Q3)
Bedrooms
3
— bath
Energy rating
—
Energy rating
Deal flags1 issue
Auction
Guide price — assume +20-30% in the room
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: £2,241–£2,303/mo · n=11
Financing
DepositYour cash in — the rest is the mortgage25% · £67,500
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 (£17,630–£32,908 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £202,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£419
after mortgage, operating costs & tax
Rent in£2,272/mo gross
£2,185/mo collected · £87/mo lost to voids
Where it goes
£1,097Mortgage£570Costs£419Your profit
£419/mo left as profit · 19% of rent kept
Mortgage£1,097
Costs£570
Management£227
Maintenance£67
Insurance£28
CapEx reserve£114
Voids + council tax£7
Ltd co. accounts£104
Selective licensing£23
Tax£98
Profit+£419
Returns
Return before costs on price10.10%
Cash return on cash4.37%
Gross margin£1,615
Cash needed£115,206
Monthly profit payback22y 11m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.99
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Outer North London · cap £1,690/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North London
- LHA monthly cap:
- £1,690
- Scheme type:
- leasing
- Premium:
- +500% 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 | £27,264 | £6,840 | £13,163 | £0 | £1,380 | £5,882 | £5,882 |
| Year 2 | £28,082 | £7,045 | £13,163 | £0 | £1,496 | £6,379 | £12,261 |
| Year 3 | £28,924 | £7,256 | £13,163 | £0 | £1,616 | £6,890 | £19,150 |
| Year 4 | £29,792 | £7,474 | £13,163 | £0 | £1,740 | £7,416 | £26,566 |
| Year 5 | £30,686 | £7,698 | £13,163 | £0 | £1,867 | £7,958 | £34,524 |
Rent by the room upside
What we verified
4207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Sale typeGuide price — assume +20-30% in the roomAuction
Comparables
sold within 0.5 miWide · CV 20.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,633
Annual rental tax£1,181
CGT yr 5£0 · company level
5y net total£34,524
Acquisition costs
25% deposit£67,500
Stamp duty£17,000
Refurb£23,506
Legal + survey£2,150
Mortgage + broker£5,050
Cash needed£115,206
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
LOT 29 FOR SALE BY ONLINE AUCTION on 21st October 2026
Freehold Semi-Detached House Vacant Possession
Situated in a cul-de-sac off Eastfield Road, close to local shopping/travelling facilities including Turkey Street and Enfield Lock Train Stations. Albany Park is also nearby.
A Semi-Detached House requiring modernisation with accommodation arranged on Two Floors comprising:
First Floor Bedroom (One) Bedroom (Two) Bedroom (Three) Bathroom/W…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice