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Year 5 disposal
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0/ 100
Weak
4.00% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£1,256/mo — heavily negative — needs monthly capital injection
- -5.6% 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.
- 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
−£1K/mo
You top up £1K/mo
Price
£750K
No local sold comps to compare
Return · IRR
-5.6%/yr
Loses money over 5 years
Cash to get in
£318K
Deposit + fees + refurb
Return before costs on price 4.00%5-yr return on cash -20%Rent est. £2,503 (£2,379–£2,633)
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: £2,379–£2,633/mo · n=18
Financing
DepositYour cash in — the rest is the mortgage25% · £187,500
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 (£37,858–£70,668 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £562,500 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£1,256
after mortgage, operating costs & tax
Rent in£2,503/mo gross
£2,407/mo collected · £96/mo lost to voids
Where it goes
£3,047Mortgage£615Costs
Outgoings exceed rent — you top up £1,256/mo
Mortgage£3,047
Costs£615
Management£250
Maintenance£67
Insurance£40
CapEx reserve£125
Voids + council tax£8
Ltd co. accounts£104
Selective licensing£21
Tax—
Shortfall−£1,256
Returns
Return before costs on price4.00%
Cash return on cash-4.74%
Gross margin£1,791
Cash needed£318,127
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.79
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 | £30,036 | £7,384 | £36,563 | £0 | £0 | -£13,911 | -£13,911 |
| Year 2 | £30,937 | £7,606 | £36,563 | £0 | £0 | -£13,231 | -£27,142 |
| Year 3 | £31,865 | £7,834 | £36,563 | £0 | £0 | -£12,531 | -£39,674 |
| Year 4 | £32,821 | £8,069 | £36,563 | £0 | £0 | -£11,810 | -£51,484 |
| Year 5 | £33,806 | £8,311 | £36,563 | £0 | £0 | -£11,068 | -£62,552 |
Disposal gain (gross)-£61,018
CGT£0
Net Disposal proceeds£807,359
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
Conversion approvability
Per-property planning assessment
Uncertain35% 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 34% (224 decisions)
- 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
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
Designation 2: 18 wards (all except Wembley Park)
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 cohortHA9 9TW · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Imperial College · 11.5 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 · 1-bath · 1321 sqft · London ×1.4
£41k–£77k
£ per sqft
building cost only
£31–£58
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 1 × bathroom · Full strip + retile£4,200–£8,400
- Paint + decor£13,210–£23,778
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£18,494–£34,346
Guide rates · UK May 2026
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 — -£901/mo · £333/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 | 4.00% | -£1,256 | £318,127 | -19.7% | Low | Feasible |
| Housing-benefit rent | 2.68% | -£2,026 | £318,127 | -34.4% | Med | Feasible |
| ⭐ Council lease | 4.00% | -£901 | £318,127 | -14.5% | Low | Feasible |
| Refurb & refinance | 4.00% | -£1,235 | £375,818 | -16.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£211 | £888,568 | 2% | Med | Feasible |
| Rent by the room | 2.88% | -£2,545 | £318,127 | -44.5% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA North West London · cap £1,675/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- North West London
- LHA monthly cap:
- £1,675
- 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
-£816/mo cash flow vs Rent it out if converted to Rent by the room
3.84% Return before costs on price converted vs 4.00% as-is
As-is Rent it out
Monthly profit-£1,101
Return before costs on price4.00%
Cash needed£199,398
If converted to Rent by the room
Monthly profit-£1,917
Return before costs on price3.84%
Cash needed£215,398
Δ vs Rent it out Monthly profit-£816
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
Uncertain · 35% 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 34% (224 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.
£75,764–£141,081full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 1 × bathroom£7,200–£13,200
- Rewire£6,605–£11,889
- Replumb£5,284–£10,568
- Windows£14,531–£26,420
- Paint + decor£13,210–£23,778
- Flooring£18,494–£34,346
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
Article 4 for HMOs
≈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.
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- GoodArk AcademyAll-through · Academy sponsor led · HA9 9JR
- GoodChalkhill Primary SchoolPrimary · Community school · HA9 9YP
- Not ratedLycee International de LondresNot applicable · Other independent school · HA9 9LY
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£30,036
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£15,066
Exit costs
Projected sale price (5y · 2%/yr growth)£828,061
Capital gain (pre-CGT)£78,061
Sale costs (~2.5%)£20,702
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-£62,552
Rates as of Oct 2024
Acquisition costs
£318,127cash neededPurchase price£750,000
Deposit (25%)£187,500
Stamp duty+5% additional-property surcharge£65,000
Refurb£50,477
Legal + survey£2,900
Mortgage fees£12,250
Total cash neededdeposit + costs (loan covers the rest)£318,127
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Generously proportioned house occupying a large plot, offering excellent potential for buyers looking for a spacious family home with scope to improve and personalise. The property is currently in need of modernisation and would suit someone looking for a project with the opportunity to create a home to their own requirements. The property is currently occupied and the occupier has accumulated a substantial amount of personal belongings within the house. As a result, access a…
Floor plans
Listing metarightmove · Haymills
About this listing
1 days · RightmovePrice history
5-year price trend
Monthly profit
−£1,256
Cash needed
£318K
Return after costs
-4.74%
IRR
-5.60%
Listed 1d ago
Uxendon Crescent, Wembley
semi-detached · 3 bed · 1 bath · 1,321 sqft
£750,000
est £2,503 · 4.00% gross
1 / 3
0/100
Marginal
4.00% — verify the rent + comps locally.
4.00% Return before costs — around the area average for this property type.
Monthly profit −£1,256/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£750K
Return before costs
4.00%
est rent £2,503/monot enough comparablesRange £2,379–£2,633/mo (Q1–Q3)
Bedrooms
3
1 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: £2,379–£2,633/mo · n=18
Financing
DepositYour cash in — the rest is the mortgage25% · £187,500
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 (£37,858–£70,668 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £562,500 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£1,256
after mortgage, operating costs & tax
Rent in£2,503/mo gross
£2,407/mo collected · £96/mo lost to voids
Where it goes
£3,047Mortgage£615Costs
Outgoings exceed rent — you top up £1,256/mo
Mortgage£3,047
Costs£615
Management£250
Maintenance£67
Insurance£40
CapEx reserve£125
Voids + council tax£8
Ltd co. accounts£104
Selective licensing£21
Tax—
Shortfall−£1,256
Returns
Return before costs on price4.00%
Cash return on cash-4.74%
Gross margin£1,791
Cash needed£318,127
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.79
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA North West London · cap £1,675/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- North West London
- LHA monthly cap:
- £1,675
- 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 | £30,036 | £7,384 | £36,563 | £0 | £0 | -£13,911 | -£13,911 |
| Year 2 | £30,937 | £7,606 | £36,563 | £0 | £0 | -£13,231 | -£27,142 |
| Year 3 | £31,865 | £7,834 | £36,563 | £0 | £0 | -£12,531 | -£39,674 |
| Year 4 | £32,821 | £8,069 | £36,563 | £0 | £0 | -£11,810 | -£51,484 |
| Year 5 | £33,806 | £8,311 | £36,563 | £0 | £0 | -£11,068 | -£62,552 |
Rent by the room upside
What we verified
5007
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
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£7,313
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£62,552
Acquisition costs
25% deposit£187,500
Stamp duty£65,000
Refurb£50,477
Legal + survey£2,900
Mortgage + broker£12,250
Cash needed£318,127
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
Generously proportioned house occupying a large plot, offering excellent potential for buyers looking for a spacious family home with scope to improve and personalise. The property is currently in need of modernisation and would suit someone looking for a project with the opportunity to create a home to their own requirements. The property is currently occupied and the occupier has accumulated a substantial amount of personal belongings within the house. As a result, access a…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice