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Year 5 disposal
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84/ 100
Strong
Strong investment fundamentals.
Why it works
- Monthly profit +£1,206/mo from completion — the no.1 reason to invest
- 11.01% return before costs — above-market
- 7.3% 5y IRR — strong total return on capital
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£1K/mo
Pays you every month, net of costs
Price vs market
Above comparable sales
+50% vs 12 sold
Return · IRR
7.3%/yr
Modest annualised return
Cash to get in
£201K
Deposit + fees + refurb
Price £500KReturn before costs on price 11.01%5-yr return on cash 46%Rent est. £4,588 (£3,324–£6,333)
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: £3,324–£6,333/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £125,000
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 (£18,147–£33,874 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £375,000 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
+£1,206
after mortgage, operating costs & tax
Rent in£4,588/mo gross
£4,412/mo collected · £176/mo lost to voids
Where it goes
£2,031Mortgage£892Costs£1,206Your profit
£1,206/mo left as profit · 27% of rent kept
Mortgage£2,031
Costs£892
Management£459
Maintenance£50
Insurance£40
CapEx reserve£229
Voids + council tax£9
Ltd co. accounts£104
Tax£283
Profit+£1,206
Returns
Return before costs on price11.01%
Cash return on cash7.21%
Gross margin£3,520
Cash needed£200,596
Monthly profit payback13y 11m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.17
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 | £55,056 | £10,700 | £24,375 | £0 | £3,796 | £16,185 | £16,185 |
| Year 2 | £56,708 | £11,021 | £24,375 | £0 | £4,049 | £17,263 | £33,448 |
| Year 3 | £58,409 | £11,352 | £24,375 | £0 | £4,310 | £18,372 | £51,820 |
| Year 4 | £60,161 | £11,692 | £24,375 | £0 | £4,578 | £19,516 | £71,336 |
| Year 5 | £61,966 | £12,043 | £24,375 | £0 | £4,854 | £20,694 | £92,031 |
Disposal gain (gross)-£28,857
CGT£0
Net Disposal proceeds£538,239
What we verified
What we verified
60066 ok · 0 caution · 0 fail · 6 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 approvable81% 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 81% (588 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
Rates as of May 2026
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
Address-matched (ground truth)Band C
MEES 2030 compliance
C required for new tenancies
PASS
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 cohortOX2 8QT · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Oxford · 4.1 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 · 1-bath · 1236 sqft
£29k–£57k
£ per sqft
building cost only
£24–£46
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£8,652–£16,068
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£13,596–£25,956
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 history348d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£79,950 in 1996 → £500,000 asking
+525.4%in 30y
- 1996£79,950—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Rent it out wins — +£1,206/mo · level with Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| ⭐ Rent it out | 11.01% | +£1,206 | £200,596 | 45.9% | Low | Feasible |
| Housing-benefit rent | 4.19% | -£930 | £200,596 | -21.5% | Med | Feasible |
| Council lease | 4.19% | -£568 | £200,596 | -14.3% | Low | Feasible |
| Refurb & refinance | 11.01% | +£1,206 | £235,274 | 39.1% | Med | Feasible |
| Short-stay let / Airbnb | 7.18% | -£585 | £200,596 | -14.5% | High | Feasible |
| Buy, improve & sell | 0.00% | -£194 | £576,774 | 4% | Med | Feasible |
| Rent by the room | 7.64% | -£1,867 | £238,596 | -40.1% | — | Feasible |
Short-let (SA) context352 active short-lets nearby
Short-let market context
- 352 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Oxford · cap £1,745/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Oxford
- LHA monthly cap:
- £1,745
- Scheme type:
- nominee
- Premium:
- +0% 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 let71% occupancy
£138/night ADR
Based on 13 short-let comps nearby
Rent by the room conversion upside
-£2,210/mo cash flow vs Rent it out if converted to Rent by the room
5.76% Return before costs on price converted vs 11.01% as-is
Room mix (4 lettable rooms)
2× Double @ £808/mo1× Single @ £657/mo1× En-suite @ £908/mo
≈ £3,182/mo gross room income
As-is Rent it out
Monthly profit+£1,270
Return before costs on price11.01%
Cash needed£136,898
If converted to Rent by the room
Monthly profit-£940
Return before costs on price5.76%
Cash needed£152,898
Δ vs Rent it out Monthly profit-£2,210
Show conversion detail
Conversion cost estimate
£37,500
Range: £30,000 – £47,500
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 81% 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 81% (588 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.
£71,034–£126,111full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 1 × bathroom£6,750–£12,375
- Rewire£6,180–£9,888
- Replumb£4,944–£8,652
- Windows£13,596–£23,484
- Paint + decor£12,360–£21,012
- Flooring£17,304–£30,900
Based on 1170 HMO comps within 3.5 km
Comparables
sold within 0.5 miWide · CV 27.8%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Houses in Multiple Occupation Article 4 Direction
≈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 & catchment1 school nearby
Nearby schoolsOfsted-rated, nearest first1 of 5
- Not ratedWolvercote Primary SchoolPrimary · Academy converter · OX2 8AQ
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£55,056
Section 24 credit£0
Annual tax due£3,796
Post-tax Monthly profit annual£14,068
Exit costs
Projected sale price (5y · 2%/yr growth)£552,040
Capital gain (pre-CGT)£52,040
Sale costs (~2.5%)£13,801
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£92,031
Rates as of Oct 2024
Acquisition costs
£200,596cash neededPurchase price£500,000
Deposit (25%)£125,000
Stamp duty+5% additional-property surcharge£40,000
Refurb£24,196
Legal + survey£2,900
Mortgage fees£8,500
Total cash neededdeposit + costs (loan covers the rest)£200,596
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A rare affordable four-bedroom, end of terrace property, located in the heart of Wolvercote village and beside the unspoilt grassland of Goose Green, providing a tranquil home within easy reach of Oxford’s vibrant cultural city life. The ground floor opens into an open-plan reception area, comprising a kitchen and dining space with access to the garden through patio doors. Additional amenities include a cloakroom.
Upstairs, the second floor offers three well-proportioned bed…
Floor plans
Nearby active comparables14 rentals · 5 deals
Comparable rentals
OX2 · same beds + typeMedian nearby: £3,750/mo · 14 of 14 already let-£838 vs our est
- Merrivale Square, Oxford, Oxfordshire…Let4b£3,650/moMay 2026
- Bishop Kirk Place, OxfordLet4b£4,000/moMay 2026
- Oxford, Oxford, OX2Let4b£5,500/moMay 2026
- Kingston, Oxford, OX2Let4b£3,995/moMay 2026
- Turner Drive, BotleyLet4b£2,500/moMay 2026
- Binsey Lane, OxfordLet4b£2,800/moMay 2026
- Lady White Crescent, Oxford, OX2Let4b£4,900/moMay 2026
- Cranham Street, Jericho **Student Pro…Let4b£3,995/moDec 2025
- Wolsey Road, North OxfordLet4b£3,850/moDec 2025
- Kingston Road, Walton Manor **Student…Let4b£4,840/moDec 2025
- Merrivale Square, Oxford, Oxfordshire…Let4b£3,650/moMay 2026
- Lady White Crescent, Oxford, Oxfordsh…Let4b£2,750/moJun 2025
- A Hayfield Road, Oxford OX2Let4b£3,562/moDec 2025
- Middle Way, North Oxford OX2Let4b£3,000/moJun 2025
Listing metarightmove · Breckon & Breckon
About this listing
348 days · RightmovePrice history
5-year price trend
Monthly profit
+£1,206
Cash needed
£201K
Return after costs
7.21%
IRR
7.26%
Listed 348d ago
1, GOOSE GREEN CLOSE, OXFORD, OX2 8QT
terraced · 4 bed · 1 bath · 1,216 sqft (EPC)
Agent listing: 1,236 sqft (+2%)
£500,000
est £4,588 · 11.01% gross
EPC C
1 / 20
84/100
Strong
Real 11.01% — fundamentals work.
Monthly profit +£1,206/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
11.01% Return before costs — above-market
Price
£500K
50% above sold comps
Return before costs
11.01%
est rent £4,588/monot enough comparablesRange £3,324–£6,333/mo (Q1–Q3)
Bedrooms
4
1 bath
Energy rating
C
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: £3,324–£6,333/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £125,000
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 (£18,147–£33,874 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £375,000 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
+£1,206
after mortgage, operating costs & tax
Rent in£4,588/mo gross
£4,412/mo collected · £176/mo lost to voids
Where it goes
£2,031Mortgage£892Costs£1,206Your profit
£1,206/mo left as profit · 27% of rent kept
Mortgage£2,031
Costs£892
Management£459
Maintenance£50
Insurance£40
CapEx reserve£229
Voids + council tax£9
Ltd co. accounts£104
Tax£283
Profit+£1,206
Returns
Return before costs on price11.01%
Cash return on cash7.21%
Gross margin£3,520
Cash needed£200,596
Monthly profit payback13y 11m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.17
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context352 active short-lets nearby
Short-let market context
- 352 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Oxford · cap £1,745/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Oxford
- LHA monthly cap:
- £1,745
- Scheme type:
- nominee
- Premium:
- +0% 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 | £55,056 | £10,700 | £24,375 | £0 | £3,796 | £16,185 | £16,185 |
| Year 2 | £56,708 | £11,021 | £24,375 | £0 | £4,049 | £17,263 | £33,448 |
| Year 3 | £58,409 | £11,352 | £24,375 | £0 | £4,310 | £18,372 | £51,820 |
| Year 4 | £60,161 | £11,692 | £24,375 | £0 | £4,578 | £19,516 | £71,336 |
| Year 5 | £61,966 | £12,043 | £24,375 | £0 | £4,854 | £20,694 | £92,031 |
Rent by the room upside
What we verified
6006
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▾
EPCEnergy efficiency ratingC
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 miWide · CV 27.8%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£4,875
Annual rental tax£3,394
CGT yr 5£0 · company level
5y net total£92,031
Acquisition costs
25% deposit£125,000
Stamp duty£40,000
Refurb£24,196
Legal + survey£2,900
Mortgage + broker£8,500
Cash needed£200,596
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
A rare affordable four-bedroom, end of terrace property, located in the heart of Wolvercote village and beside the unspoilt grassland of Goose Green, providing a tranquil home within easy reach of Oxford’s vibrant cultural city life. The ground floor opens into an open-plan reception area, comprising a kitchen and dining space with access to the garden through patio doors. Additional amenities include a cloakroom.
Upstairs, the second floor offers three well-proportioned bed…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice