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Year 5 disposal
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0/ 100
Weak
5.25% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£537/mo — heavily negative — needs monthly capital injection
- -3.2% 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
−£537/mo
You top up £537/mo
Price
£600K
No local sold comps to compare
Return · IRR
-3.2%/yr
Loses money over 5 years
Cash to get in
£246K
Deposit + fees + refurb
Return before costs on price 5.25%5-yr return on cash -8%Rent est. £2,623 (£2,563–£2,684)
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: £2,563–£2,684/mo · n=25
Financing
DepositYour cash in — the rest is the mortgage25% · £150,000
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 (£)
Per-property refurb estimate from the element rate-card model (£24,845–£46,378 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £450,000 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£537
after mortgage, operating costs & tax
Rent in£2,623/mo gross
£2,522/mo collected · £101/mo lost to voids
Where it goes
£2,438Mortgage£621Costs
Outgoings exceed rent — you top up £537/mo
Mortgage£2,438
Costs£621
Management£262
Maintenance£50
Insurance£40
CapEx reserve£131
Voids + council tax£8
Ltd co. accounts£104
Selective licensing£26
Tax—
Shortfall−£537
Returns
Return before costs on price5.25%
Cash return on cash-2.62%
Gross margin£1,901
Cash needed£246,027
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.03
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 | £31,476 | £7,458 | £29,250 | £0 | £0 | -£5,232 | -£5,232 |
| Year 2 | £32,420 | £7,682 | £29,250 | £0 | £0 | -£4,511 | -£9,743 |
| Year 3 | £33,393 | £7,912 | £29,250 | £0 | £0 | -£3,769 | -£13,512 |
| Year 4 | £34,395 | £8,149 | £29,250 | £0 | £0 | -£3,005 | -£16,517 |
| Year 5 | £35,427 | £8,394 | £29,250 | £0 | £0 | -£2,217 | -£18,735 |
Disposal gain (gross)-£40,140
CGT£0
Net Disposal proceeds£645,887
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
Likely approvable67% likely
Confidence: medium
- Article 4 direction applies — planning permission required for C3->C4 HMO
- concentration ~4.0% within 100m (4 known HMOs) — below the 10% threshold
- local council HMO approval rate 66% (757 decisions)
- WATCH: 1 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 licensed-HMO register published by this council — the count below reflects granted planning decisions only and materially understates actual HMO density
Rent by the room concentration nearby
≈4.0% within 100 m vs 10% policy
4 known HMOs within 100 m
1 pending HMO application 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 7HX · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Queen Mary · 15 km
Reason
4-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
4-bed · 2-bath · 1548 sqft · London ×1.4
£50k–£95k
£ per sqft
building cost only
£32–£62
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£4,640–£10,440
- 2 × bathroom · Full strip + retile£8,400–£16,800
- Paint + decor£15,480–£27,864
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£21,672–£40,248
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 — -£166/mo · £345/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 | 5.25% | -£537 | £246,027 | -7.6% | Low | Feasible |
| Housing-benefit rent | 4.39% | -£1,017 | £246,027 | -18.3% | Med | Feasible |
| ⭐ Council lease | 5.25% | -£166 | £246,027 | -0.8% | Low | Feasible |
| Refurb & refinance | 5.25% | -£511 | £289,278 | -5.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£194 | £699,278 | 3% | Med | Feasible |
| Rent by the room | 4.80% | -£1,599 | £246,027 | -32.8% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Outer North London · cap £2,194/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North London
- LHA monthly cap:
- £2,194
- 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
-£913/mo cash flow vs Rent it out if converted to Rent by the room
4.80% Return before costs on price converted vs 5.25% as-is
As-is Rent it out
Monthly profit-£418
Return before costs on price5.25%
Cash needed£161,898
If converted to Rent by the room
Monthly profit-£1,331
Return before costs on price4.80%
Cash needed£177,898
Δ vs Rent it out Monthly profit-£913
Show conversion detail
Conversion cost estimate
£36,400
Range: £28,000 – £47,600
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 67% likely
medium confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- concentration ~4.0% within 100m (4 known HMOs) — below the 10% threshold
- local council HMO approval rate 66% (757 decisions)
4 known HMOs within 100 m · ≈4.0% 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.
£92,952–£172,668full refurb + room split
What's in this cost
- Kitchen£10,440–£20,880
- 2 × bathroom£14,400–£26,400
- Rewire£7,740–£13,932
- Replumb£6,192–£12,384
- Windows£17,028–£30,960
- Paint + decor£15,480–£27,864
- Flooring£21,672–£40,248
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Borough wide
4 known HMOs within 100 m · ≈4.0% within 100 m vs 10% policy · 1 pending HMO application 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
- GoodBrimsdown Primary SchoolPrimary · Academy converter · EN3 7NA
- GoodSt Mary's Catholic Primary SchoolPrimary · Voluntary aided school · EN3 7DE
- Not ratedFreshsteps Independent schoolNot applicable · Other independent school · EN3 7XH
- Not ratedWaverley SchoolNot applicable · Community special school · EN3 7DL
- Not ratedSt James CofE Primary SchoolPrimary · Voluntary aided school · EN3 7HH
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£31,476
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£6,443
Exit costs
Projected sale price (5y · 2%/yr growth)£662,448
Capital gain (pre-CGT)£62,448
Sale costs (~2.5%)£16,561
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-£18,735
Rates as of Oct 2024
Acquisition costs
£246,027cash neededPurchase price£600,000
Deposit (25%)£150,000
Stamp duty+5% additional-property surcharge£50,000
Refurb£33,127
Legal + survey£2,900
Mortgage fees£10,000
Total cash neededdeposit + costs (loan covers the rest)£246,027
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
GUIDE PRICE £600,000 TO £ 625,000 FREEHOLD A 4/5 bedroom extended 1930's end of terraced family home. The property benefits from a full width kitchen extension to the rear, a ground floor cloakroom/shower room, large 'L' shaped living room, 4 double bedrooms and a large 1st floor bathroom. Other features include: gas central heating (untested), double glazing, off-street parking for 3 cars and a good sized rear garden. An internal viewing is highly recommended.
Floor plans
Listing metarightmove · Castles Estate Agents
About this listing
1 days · RightmovePrice history
5-year price trend
Monthly profit
−£537
Cash needed
£246K
Return after costs
-2.62%
IRR
-3.25%
Listed 1d ago
Ashford Crescent, Enfield
terraced · 4 bed · 2 bath · 1,548 sqft
£600,000
est £2,623 · 5.25% gross
1 / 20
0/100
Marginal
5.25% — verify the rent + comps locally.
5.25% Return before costs — around the area average for this property type.
Monthly profit −£537/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£600K
Return before costs
5.25%
est rent £2,623/monot enough comparablesRange £2,563–£2,684/mo (Q1–Q3)
Bedrooms
4
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: £2,563–£2,684/mo · n=25
Financing
DepositYour cash in — the rest is the mortgage25% · £150,000
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 (£)
Per-property refurb estimate from the element rate-card model (£24,845–£46,378 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £450,000 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£537
after mortgage, operating costs & tax
Rent in£2,623/mo gross
£2,522/mo collected · £101/mo lost to voids
Where it goes
£2,438Mortgage£621Costs
Outgoings exceed rent — you top up £537/mo
Mortgage£2,438
Costs£621
Management£262
Maintenance£50
Insurance£40
CapEx reserve£131
Voids + council tax£8
Ltd co. accounts£104
Selective licensing£26
Tax—
Shortfall−£537
Returns
Return before costs on price5.25%
Cash return on cash-2.62%
Gross margin£1,901
Cash needed£246,027
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.03
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Outer North London · cap £2,194/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Outer North London
- LHA monthly cap:
- £2,194
- 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 | £31,476 | £7,458 | £29,250 | £0 | £0 | -£5,232 | -£5,232 |
| Year 2 | £32,420 | £7,682 | £29,250 | £0 | £0 | -£4,511 | -£9,743 |
| Year 3 | £33,393 | £7,912 | £29,250 | £0 | £0 | -£3,769 | -£13,512 |
| Year 4 | £34,395 | £8,149 | £29,250 | £0 | £0 | -£3,005 | -£16,517 |
| Year 5 | £35,427 | £8,394 | £29,250 | £0 | £0 | -£2,217 | -£18,735 |
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£5,850
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£18,735
Acquisition costs
25% deposit£150,000
Stamp duty£50,000
Refurb£33,127
Legal + survey£2,900
Mortgage + broker£10,000
Cash needed£246,027
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
GUIDE PRICE £600,000 TO £ 625,000 FREEHOLD A 4/5 bedroom extended 1930's end of terraced family home. The property benefits from a full width kitchen extension to the rear, a ground floor cloakroom/shower room, large 'L' shaped living room, 4 double bedrooms and a large 1st floor bathroom. Other features include: gas central heating (untested), double glazing, off-street parking for 3 cars and a good sized rear garden. An internal viewing is highly recommended.
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice