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Year 5 disposal
BMV -1%
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38/ 100
Weak
7.84% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.84% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£66/mo — mildly negative — equity build may cover
- -0.6% 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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£66/mo
You top up £66/mo
Price
£255K
Around comparable sold prices
Return · IRR
-0.6%/yr
Loses money over 5 years
Cash to get in
£102K
Deposit + fees + refurb
Return before costs on price 7.84%5-yr return on cash 3%Rent est. £1,665 (£1,510–£1,836)
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: £1,510–£1,836/mo · n=58
Financing
DepositYour cash in — the rest is the mortgage25% · £63,750
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 (£11,213–£20,930 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £191,250 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
-£66
after mortgage, operating costs & tax
Rent in£1,665/mo gross
£1,601/mo collected · £64/mo lost to voids
Where it goes
£1,036Mortgage£631Costs
Outgoings exceed rent — you top up £66/mo
Mortgage£1,036
Costs£631
Management£167
Maintenance£67
Insurance£28
CapEx reserve£83
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£66
Returns
Return before costs on price7.84%
Cash return on cash-0.78%
Gross margin£970
Cash needed£101,550
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.55
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 | £19,980 | £7,574 | £12,431 | £0 | £0 | -£25 | -£25 |
| Year 2 | £20,579 | £7,801 | £12,431 | £0 | £66 | £281 | £256 |
| Year 3 | £21,197 | £8,035 | £12,431 | £0 | £139 | £591 | £847 |
| Year 4 | £21,833 | £8,276 | £12,431 | £0 | £214 | £911 | £1,758 |
| Year 5 | £22,488 | £8,525 | £12,431 | £0 | £291 | £1,241 | £2,999 |
Disposal gain (gross)-£13,473
CGT£0
Net Disposal proceeds£274,502
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
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 cohortOX3 8LU · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Oxford Brookes · 2.2 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 · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,670–£10,530
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,910–£17,010
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history281d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£75,000 in 2003 → £255,000 asking
+240.0%in 23y
- 2003£75,000—
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 — -£66/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 | 7.84% | -£66 | £101,550 | 3.0% | Low | Feasible |
| Housing-benefit rent | 5.28% | -£580 | £101,550 | -27.2% | Med | Feasible |
| Council lease | 5.28% | -£344 | £101,550 | -17.8% | Low | Feasible |
| Refurb & refinance | 7.84% | -£66 | £120,280 | 2.5% | Med | Feasible |
| Short-stay let / Airbnb | 10.14% | -£196 | £101,550 | -8.2% | High | Feasible |
| Buy, improve & sell | 0.00% | -£374 | £293,955 | 4% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Oxford · cap £1,122/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Oxford
- LHA monthly cap:
- £1,122
- 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 let28% occupancy
£257/night ADR
Based on 3 short-let comps nearby
Rent by the room conversion upside
-£110/mo cash flow vs Rent it out if converted to Rent by the room
11.29% Return before costs on price converted vs 7.84% as-is
As-is Rent it out
Monthly profit+£123
Return before costs on price7.84%
Cash needed£75,648
If converted to Rent by the room
Monthly profit+£13
Return before costs on price11.29%
Cash needed£91,648
Δ vs Rent it out Monthly profit-£110
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
£55,000
Range: £47,500 – £65,000
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.
£58,230–£103,995full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 1 × bathroom£6,750–£12,375
- Rewire£4,725–£7,560
- Replumb£3,780–£6,615
- Windows£10,395–£17,955
- Paint + decor£9,450–£16,065
- Flooring£13,230–£23,625
Comparables
sold within 0.5 miWide · CV 20.6%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 & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodSlade Nursery SchoolNursery · Local authority nursery school · OX3 8QQ
- GoodSandhills Community Primary SchoolPrimary · Academy sponsor led · OX3 8FN
- GoodWood Farm Primary SchoolPrimary · Community school · OX3 8QQ
- Not ratedEndeavour Academy, OxfordNot applicable · Academy special sponsor led · OX3 8DD
- Not ratedHeadington Quarry Nursery SchoolNursery · Local authority nursery school · OX3 8LH
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£19,980
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£794
Exit costs
Projected sale price (5y · 2%/yr growth)£281,541
Capital gain (pre-CGT)£26,541
Sale costs (~2.5%)£7,039
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£2,999
Rates as of Oct 2024
Acquisition costs
£101,550cash neededPurchase price£255,000
Deposit (25%)£63,750
Stamp duty+5% additional-property surcharge£15,500
Refurb£14,950
Legal + survey£2,525
Mortgage fees£4,825
Total cash neededdeposit + costs (loan covers the rest)£101,550
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Situated in Headington within the ring road, this well kept two bedroom property sits on the first floor.
Internally you are greeted with an entrance hall, living/dining room, kitchen, two double bedrooms and family bathroom.
Externally this property benefits from having allocated parking in a private car park as well as access to the Eastern By-Pass just 0.1 miles away.
Linacre Court is a private development just located just 0.4 miles away to Headington roundabout for ac…
Floor plans
Listing metarightmove · Taylors Estate Agents
About this listing
281 days · RightmovePrice history
5-year price trend
Monthly profit
−£66
Cash needed
£102K
Return after costs
-0.78%
IRR
-0.57%
Listed 281d ago
LINACRE COURT FLAT 2, SPRING LANE, HEADINGTON, OXFORD, OX3 8LU
flat · 2 bed · 1 bath
£255,000
est £1,665 · 7.84% gross
Priced below market
1 / 14
38/100
Marginal
7.84% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.84% Return before costs — above-market
Price
£255K
1% below sold comps
Return before costs
7.84%
est rent £1,665/monot enough comparablesRange £1,510–£1,836/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: £1,510–£1,836/mo · n=58
Financing
DepositYour cash in — the rest is the mortgage25% · £63,750
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 (£11,213–£20,930 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £191,250 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
-£66
after mortgage, operating costs & tax
Rent in£1,665/mo gross
£1,601/mo collected · £64/mo lost to voids
Where it goes
£1,036Mortgage£631Costs
Outgoings exceed rent — you top up £66/mo
Mortgage£1,036
Costs£631
Management£167
Maintenance£67
Insurance£28
CapEx reserve£83
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£66
Returns
Return before costs on price7.84%
Cash return on cash-0.78%
Gross margin£970
Cash needed£101,550
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.55
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Oxford · cap £1,122/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Oxford
- LHA monthly cap:
- £1,122
- 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 | £19,980 | £7,574 | £12,431 | £0 | £0 | -£25 | -£25 |
| Year 2 | £20,579 | £7,801 | £12,431 | £0 | £66 | £281 | £256 |
| Year 3 | £21,197 | £8,035 | £12,431 | £0 | £139 | £591 | £847 |
| Year 4 | £21,833 | £8,276 | £12,431 | £0 | £214 | £911 | £1,758 |
| Year 5 | £22,488 | £8,525 | £12,431 | £0 | £291 | £1,241 | £2,999 |
Rent by the room upside
What we verified
2307
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeLeasehold
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 let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miWide · CV 20.6%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,486
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£2,999
Acquisition costs
25% deposit£63,750
Stamp duty£15,500
Refurb£14,950
Legal + survey£2,525
Mortgage + broker£4,825
Cash needed£101,550
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
Situated in Headington within the ring road, this well kept two bedroom property sits on the first floor.
Internally you are greeted with an entrance hall, living/dining room, kitchen, two double bedrooms and family bathroom.
Externally this property benefits from having allocated parking in a private car park as well as access to the Eastern By-Pass just 0.1 miles away.
Linacre Court is a private development just located just 0.4 miles away to Headington roundabout for ac…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice