6-bed terraced for sale in Wembley HA0 — £620K | Dwelfy

Deals · HA0 · Mount Pleasant, Wembley HA0

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Thin — worth an offer, not the asking price

Rented normally, you'd make about £747 a month.

That is thin: one empty month wipes out 6 months of that profit. The rent is our own estimate, not a signed tenancy. The problem is the gap between them is too small to absorb anything going wrong.

Mount Pleasant, Wembley HA0 · 1,404 sqft · £442/sqft

6 BED TERRACEDListed 140d · ~4.5mo

£620,000

Why it works

Monthly profit +£747/mo from completion — the no.1 reason to invest
This is the money left after the mortgage, the running costs and tax — not the rent.It assumes the rent we modelled and the empty weeks we assumed. Change either and it moves. Try your own numbers →
8.78% return before costs — above-market
Rent over price, before any costs. Useful for comparing streets; it is not money you keep.Two properties on the same yield can leave you very different amounts. See what you keep →
10.7% Rent by the room return before costs (net 6.10% after CapEx + bills) — conversion play
Letting by the room, after the conversion. The whole gap between this and the plain rent is the reason to do the work.It needs the rooms, the licence and — in an Article 4 area — planning permission. None of those is automatic. See the conversion →
Passes the lender's rate test at 6.5% — lender-friendly
Lenders test the rent against a stressed rate, not the one you are quoted. This clears it.The cover level is each lender’s own policy, not law — treat it as the shape of the test. See the lender's view →

Why to be cautious

EPC D — must hit C by 2030 (~£3,000–£7,000)
Lettable today. The C grade proposed for 2030 means work at some point before then.The 2030 date was confirmed by government but the legislation is not yet written, so treat the cost as a range.
Article 4 in area — Rent by the room conversion needs planning permission
The council has removed the automatic right to convert to a shared house here — it needs planning permission.It does not affect letting the property normally, and permission is often granted. It is a step, not a wall. See who decides →
No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.

What would have to be true?
Nothing — it works at the asking price
The rent covers the mortgage, the running costs and the tax at the £620,000 asked, so there is no discount this card has to name. A lower price would be upside, not a condition.
worked back from the rent

Is it a good location?
Wembley, HA0 1UD
1 of 1 school in this postcode area rated Good or Outstanding and flood risk checking… — open for the map, the schools and the rest.
Article 4Planning permission required to let by the room
postcode area, not this address

Ready to move on this deal?

Generates an offer pack with your numbers & sources — take it to the agent.

Listing seen …

What if…

Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent).

You keep£747/mo

All-in cash£239,842

Payback26.8 yrs

Offer

Deposit

Mortgage rate

The dial above is the rate you would be quoted. Every figure on this page is worked at 6.50% — that rate plus a 0.75pp premium lenders add on a limited-company purchase.

Standard rental

Rent

Empty weeks a year

Doing it up

Estimated, not surveyed — nobody has been inside.

More assumptions10

Mortgage term

Fixed for

Stress rate

Solicitor + survey

Lender fees

Letting agent

Insurance

Maintenance

Service charge

Ground rent

Where these figures came from16

Offer the asking price£620,000Asking price from listing

Deposit a typical assumption25%Standard 75% LTV for BTL

Mortgage rate a typical assumption5.75%5-year fixed at 75% LTV — 5.75% (as of 2026-09-14). 5.75% headline + 0.75pp limited-company product premium = 6.50% charged in this model.

Rent worked out from local rents£4,537/moEstimated rent from 1 comparables — verify. Range £3,857–£5,337/mo.

Empty weeks a year a typical assumption2 wksTypical voids for BTL

Doing it up a typical figure, not a quote£19,642Per-property refurb estimate from the element rate-card model (£14,732–£27,499 range), VAT-inclusive

Mortgage term a general default, not this property25 yrs

Fixed for a typical assumption5 yrsFixed for 5 years (5-year fixed at 75% LTV); after the fix the projection charges the reversion rate — a stated assumption, not a forecast.

Stress rate a typical assumption7.50%The higher of 5.5% and your rate + 2 points (PRA SS13/16): 7.5%

Solicitor + survey a typical figure, not a quote£2,900Standard house — £1,900 legal + £1,000 survey

Lender fees a typical figure, not a quote£10,3002% product fee on £465,000 loan + £1,000 booking fee

Letting agent a typical assumption10%Typical BTL agency rate

Insurance a typical figure, not a quote£40/moTypical BTL building+landlord cover for £400K+

Maintenance a typical figure, not a quote£50/moTerraced: £50/mo proxy (shared structure)

Service charge a typical figure, not a quote£0/moFreehold — no service charge (scraper field ignored if present)

Ground rent a typical figure, not a quote£0/moFreehold — no ground rent (scraper field ignored if present)

These are this page’s own derivation notes, unedited. A figure marked a typical figure, not a quote is our model of a cost for a property of this kind in this area — not a price anybody has given you, and the first thing worth replacing with a real one.

Notes

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Listed by

Express Estate Agency

0330 098 6476 View on portal

Asking price£620,000

Rented normally, you'd make about £747 a month.

What if I change my assumptions?The dialsAt the asking price, 25% deposit, 6.50% chargedChange any of these 16 and every card on this page changes with it. The 6.50% is the 5.75% quoted plus a company premium.◧ worked out from local rents

What will it cost me to buy?Breakdown£220,200 + refurb costs£65,200 of that never comes back — stamp duty, solicitor and lender fees.£220,200 to buy itdeposit · stamp duty · solicitor · fees~£19,642, unseen□ works not inspected

What would have to be true?Nothing — it works at the asking priceThe rent covers the mortgage, the running costs and the tax at the £620,000 asked, so there is no discount this card has to name. A lower price would be upside, not a condition.◧ worked back from the rent

Is it a good location?Open the mapWembley, HA0 1UD1 of 1 school in this postcode area rated Good or Outstanding and flood risk checking… — open for the map, the schools and the rest.Article 4Planning permission required to let by the room■ postcode area, not this address

What would have to be true?
Nothing — it works at the asking price
The rent covers the mortgage, the running costs and the tax at the £620,000 asked, so there is no discount this card has to name. A lower price would be upside, not a condition.
worked back from the rent

Is it a good location?
Wembley, HA0 1UD
1 of 1 school in this postcode area rated Good or Outstanding and flood risk checking… — open for the map, the schools and the rest.
Article 4Planning permission required to let by the room
postcode area, not this address