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Year 5 disposal
⊞ View all 10
20/ 100
Weak
6.98% return before costs — verify the rent + comps locally.
Why it works
- Long lease (193 yrs) — no short-lease drag
Why to be cautious
- Monthly profit −£279/mo — significantly negative — real recurring drain
- -3.4% 5y IRR — capital outlay disproportionate to returns
- 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
−£279/mo
You top up £279/mo
Price vs market
Above comparable sales
+77% vs 12 sold
Return · IRR
-3.4%/yr
Loses money over 5 years
Cash to get in
£96K
Deposit + fees + refurb
Price £250KReturn before costs on price 6.98%5-yr return on cash -11%Rent est. £1,455 (£1,330–£1,592)
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: £1,330–£1,592/mo · n=114
Financing
DepositYour cash in — the rest is the mortgage25% · £62,500
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 (£8,436–£15,747 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £187,500 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
-£279
after mortgage, operating costs & tax
Rent in£1,455/mo gross
£1,399/mo collected · £56/mo lost to voids
Where it goes
£1,016Mortgage£662Costs
Outgoings exceed rent — you top up £279/mo
Mortgage£1,016
Costs£662
Management£146
Maintenance£67
Insurance£28
CapEx reserve£73
Voids + council tax£8
Service charge + ground rent£237
Ltd co. accounts£104
Tax—
Shortfall−£279
Returns
Return before costs on price6.98%
Cash return on cash-3.49%
Gross margin£737
Cash needed£96,023
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.38
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 | £17,460 | £7,949 | £12,188 | £0 | £0 | -£2,676 | -£2,676 |
| Year 2 | £17,984 | £8,187 | £12,188 | £0 | £0 | -£2,391 | -£5,067 |
| Year 3 | £18,523 | £8,433 | £12,188 | £0 | £0 | -£2,097 | -£7,163 |
| Year 4 | £19,079 | £8,686 | £12,188 | £0 | £0 | -£1,794 | -£8,957 |
| Year 5 | £19,651 | £8,946 | £12,188 | £0 | £0 | -£1,482 | -£10,440 |
Disposal gain (gross)-£9,653
CGT£0
Net Disposal proceeds£269,120
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
Leasehold193 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
193 yr
Extracted from listing description · verify with solicitor
Tenure & planning193 yr
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
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
Verify
Lender impact
No EWS1 / floor info in description. Buildings > 11 m need EWS1 or PAS 9980 — confirm height + status with the agent before offering.
Verify with lender
A1/A2 = mortgageable · B1 = mortgageable with plan · B2 = remediation required
RICS EWS1 guidance →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 cohortYO1 7PB · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of York · 2.1 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 · 739 sqft
£20k–£40k
£ per sqft
building cost only
£28–£55
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,173–£9,607
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,129–£15,519
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history458d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£330,000 in 2020 → £250,000 asking
-24.2%in 6y
- 2020£330,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Short-stay let / Airbnb wins — +£378/mo · £448/mo ahead of Council lease
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 6.98% | -£279 | £96,023 | -10.9% | Low | Feasible |
| Housing-benefit rent | 3.71% | -£886 | £96,023 | -50.9% | Med | Feasible |
| Council lease | 6.98% | -£70 | £96,023 | -0.8% | Low | Feasible |
| Refurb & refinance | 6.98% | -£279 | £113,022 | -9.2% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 15.96% | +£378 | £96,023 | 28.5% | High | Feasible |
| Buy, improve & sell | 0.00% | -£436 | £283,272 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context325 active short-lets nearby
Short-let market context
- 325 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA York · cap £773/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- York
- LHA monthly cap:
- £773
- Scheme type:
- leasing
- Premium:
- +700% 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
Local lettings demandby strategyLive area data
Short-stay let36% occupancy
£306/night ADR
Based on 4 short-let comps nearby
Rent by the room conversion upside
+£28/mo cash flow vs Rent it out if converted to Rent by the room
11.52% Return before costs on price converted vs 6.98% as-is
As-is Rent it out
Monthly profit+£1
Return before costs on price6.98%
Cash needed£74,398
If converted to Rent by the room
Monthly profit+£29
Return before costs on price11.52%
Cash needed£90,398
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
£44,000
Range: £38,000 – £52,000
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 67% (242 decisions)
≈0.0% within 100 m vs 10% policy
£42,013–£76,400full refurb + room split
What's in this cost
- Kitchen£8,820–£17,640
- 1 × bathroom£5,850–£10,725
- Rewire£2,956–£5,173
- Replumb£2,217–£4,434
- Windows£7,390–£13,302
- Paint + decor£5,912–£9,607
- Flooring£8,868–£15,519
Comparables
sold within 0.5 miWide · CV 69.6%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
HMO
≈0.0% within 100 m vs 10% policy
Tax treatment
Annual gross rent£17,460
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,348
Exit costs
Projected sale price (5y · 2%/yr growth)£276,020
Capital gain (pre-CGT)£26,020
Sale costs (~2.5%)£6,901
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-£10,440
Rates as of Oct 2024
Acquisition costs
£96,023cash neededPurchase price£250,000
Deposit (25%)£62,500
Stamp duty+5% additional-property surcharge£15,000
Refurb£11,248
Legal + survey£2,525
Mortgage fees£4,750
Total cash neededdeposit + costs (loan covers the rest)£96,023
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
This impressive two bedroom first floor apartment offers stunning views of the River Foss from a private balcony and a fabulous open plan living space.
Part of the modern Hungate development placed within the city walls, the property has easy access to the railway station and is just a stone's throw from all the attractions the city has to offer. There are also additional amenities nearby including major supermarkets.
The apartment is accessed via a secure communal hallway…
Floor plans
Listing metarightmove · Linley and Simpson
About this listing
458 days · RightmovePrice history
5-year price trend
Monthly profit
−£279
Cash needed
£96K
Return after costs
-3.49%
IRR
-3.42%
Listed 458d ago
Bellerby Court, Hungate, York, YO1
flat · 2 bed · 1 bath · 739 sqft
£250,000
est £1,455 · 6.98% gross
Leasehold 193yr
1 / 10
20/100
Marginal
6.98% — verify the rent + comps locally.
6.98% Return before costs — around the area average for this property type.
Monthly profit −£279/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£250K
77% above sold comps
Return before costs
6.98%
est rent £1,455/mo114 comps within 500 mRange £1,330–£1,592/mo (Q1–Q3)
Bedrooms
2
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: £1,330–£1,592/mo · n=114
Financing
DepositYour cash in — the rest is the mortgage25% · £62,500
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 (£8,436–£15,747 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £187,500 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
-£279
after mortgage, operating costs & tax
Rent in£1,455/mo gross
£1,399/mo collected · £56/mo lost to voids
Where it goes
£1,016Mortgage£662Costs
Outgoings exceed rent — you top up £279/mo
Mortgage£1,016
Costs£662
Management£146
Maintenance£67
Insurance£28
CapEx reserve£73
Voids + council tax£8
Service charge + ground rent£237
Ltd co. accounts£104
Tax—
Shortfall−£279
Returns
Return before costs on price6.98%
Cash return on cash-3.49%
Gross margin£737
Cash needed£96,023
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.38
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context325 active short-lets nearby
Short-let market context
- 325 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA York · cap £773/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- York
- LHA monthly cap:
- £773
- Scheme type:
- leasing
- Premium:
- +700% 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 | £17,460 | £7,949 | £12,188 | £0 | £0 | -£2,676 | -£2,676 |
| Year 2 | £17,984 | £8,187 | £12,188 | £0 | £0 | -£2,391 | -£5,067 |
| Year 3 | £18,523 | £8,433 | £12,188 | £0 | £0 | -£2,097 | -£7,163 |
| Year 4 | £19,079 | £8,686 | £12,188 | £0 | £0 | -£1,794 | -£8,957 |
| Year 5 | £19,651 | £8,946 | £12,188 | £0 | £0 | -£1,482 | -£10,440 |
Rent by the room upside
What we verified
5207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining193 yr
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
Service chargeReduces net yield£2,576.22/yr
Ground rentDoubling clauses kill mortgageability£259/yr
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 miWide · CV 69.6%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,438
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£10,440
Acquisition costs
25% deposit£62,500
Stamp duty£15,000
Refurb£11,248
Legal + survey£2,525
Mortgage + broker£4,750
Cash needed£96,023
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
This impressive two bedroom first floor apartment offers stunning views of the River Foss from a private balcony and a fabulous open plan living space.
Part of the modern Hungate development placed within the city walls, the property has easy access to the railway station and is just a stone's throw from all the attractions the city has to offer. There are also additional amenities nearby including major supermarkets.
The apartment is accessed via a secure communal hallway…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice