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Year 5 disposal
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18/ 100
Weak
5.91% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£265/mo — significantly negative — real recurring drain
- -1.8% 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
−£265/mo
You top up £265/mo
Price
£935K
No local sold comps to compare
Return · IRR
-1.8%/yr
Loses money over 5 years
Cash to get in
£364K
Deposit + fees + refurb
Return before costs on price 5.91%5-yr return on cash 2%Rent est. £4,608 (£3,332–£6,373)
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: £3,332–£6,373/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £233,750
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 (£21,368–£39,887 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £701,250 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 £400K+
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£265
after mortgage, operating costs & tax
Rent in£4,608/mo gross
£4,431/mo collected · £177/mo lost to voids
Where it goes
£3,798Mortgage£898Costs
Outgoings exceed rent — you top up £265/mo
Mortgage£3,798
Costs£898
Management£461
Maintenance£50
Insurance£40
CapEx reserve£230
Voids + council tax£12
Ltd co. accounts£104
Tax—
Shortfall−£265
Returns
Return before costs on price5.91%
Cash return on cash-0.87%
Gross margin£3,533
Cash needed£364,166
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.17
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 | £55,296 | £10,770 | £45,581 | £0 | £0 | -£1,056 | -£1,056 |
| Year 2 | £56,955 | £11,094 | £45,581 | £0 | £53 | £227 | -£829 |
| Year 3 | £58,664 | £11,426 | £45,581 | £0 | £315 | £1,341 | £512 |
| Year 4 | £60,423 | £11,769 | £45,581 | £0 | £584 | £2,489 | £3,002 |
| Year 5 | £62,236 | £12,122 | £45,581 | £0 | £861 | £3,672 | £6,673 |
Disposal gain (gross)-£43,883
CGT£0
Net Disposal proceeds£1,006,508
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 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 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 cohortOX2 8QF · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Oxford · 4.4 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 · 3-bath · 1485 sqft
£41k–£79k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 3 × bathroom · Full strip + retile£9,975–£19,950
- Paint + decor£10,395–£19,305
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£16,335–£31,185
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 history164d on marketno cuts yet
Strategy matrix
Rent it out wins — -£265/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 | 5.91% | -£265 | £364,166 | 1.8% | Low | Feasible |
| Housing-benefit rent | 2.24% | -£2,703 | £364,166 | -41.1% | Med | Feasible |
| Council lease | 2.24% | -£2,335 | £364,166 | -37.0% | Low | Feasible |
| Refurb & refinance | 5.91% | -£265 | £422,312 | 1.6% | Med | Feasible |
| Short-stay let / Airbnb | 3.70% | -£2,549 | £364,166 | -40.4% | High | Feasible |
| Buy, improve & sell | 0.00% | -£194 | £1,061,787 | 5% | Med | Feasible |
| Rent by the room | 2.39% * | -£1,127 | £345,360 | — | — | Feasible |
* Rent by the room shows net yield on cost for the audited HMO conversion deal (post-conversion, after running costs) — not gross like the other rows. Its 5-yr ROI reads “—” because the audited deal is a year-one snapshot; the HMO conversion panel below shows the cash-back / payback horizon.
Short-let (SA) context390 active short-lets nearby
Short-let market context
- 390 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
£133/night ADR
Based on 24 short-let comps nearby
Rent by the room conversion upside
-£2,524/mo cash flow vs Rent it out if converted to Rent by the room
3.08% Return before costs on price converted vs 5.91% as-is
£935k → 5-bed HMO @ ~£756/room: £3,616 pcm gross, ~£2,087 pcm net (2.4% net on £1047k all-in incl. ~£25k works); GDV ~£358k → refinance releases ~£-433k (~£778k left in)
medium confidence
Unlocks ~£9,645/yr extra rent
4 → 5 lettable rooms · ~3.0% gross at max
Potential, not guaranteed (subject to planning + regs). Estimate from the floorplan (kitchen size assumed) — verify room sizes against the floorplan before offering.
How we calculated this
floorplan shows 6 habitable rooms (4 beds + 2 reception(s)); convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 5 lettable rooms (incl. the garage — convertible to a bedroom or the communal area); sized to Oxford adopted standard (6.51/10.22 m²; Landlord's Guide to Amenities and Facilities for Houses in Multiple Occupation, Oxford City Council, April 2019); adds ~£804/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); mandatory HMO licence (5+ persons, England); Article 4 — planning permission needed
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
4 → 5 bed HMO+1 single2.39% net on cost-3.92% cash-on-cashuplift 3.14% → 2.96%
💷 Refinance could release ~-£432,926
HMO licence
Sized to Oxford's adopted HMO standards
Projections use documented assumptions (local room rates, typical conversion costs, 75% LTV at 5.5%, indicative regional valuation yields) and each council’s published HMO standards. Not financial advice. Verify room sizes, licensing and planning with the council and a surveyor before purchase.
Room mix (4 lettable rooms)
2× Double @ £817/mo1× Single @ £654/mo1× En-suite @ £927/mo
≈ £3,215/mo gross room income
As-is Rent it out
Monthly profit-£116
Return before costs on price5.91%
Cash needed£245,648
If converted to Rent by the room
Monthly profit-£2,640
Return before costs on price3.08%
Cash needed£261,648
Δ vs Rent it out Monthly profit-£2,524
+1 room (5 total)
Monthly profit-£1,469
Return before costs on price5.16%
Cash needed£271,648
Extra rent+£804/mo
Show conversion detail
Conversion cost estimate
£27,500
Range: £20,000 – £37,500
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.
£95,490–£169,785full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 3 × bathroom£20,250–£37,125
- Rewire£7,425–£11,880
- Replumb£5,940–£10,395
- Windows£16,335–£28,215
- Paint + decor£14,850–£25,245
- Flooring£20,790–£37,125
Based on 1060 HMO comps within 3.4 km
Comparables
sold within 0.5 miLoading 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£55,296
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,182
Exit costs
Projected sale price (5y · 2%/yr growth)£1,032,316
Capital gain (pre-CGT)£97,316
Sale costs (~2.5%)£25,808
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£6,673
Rates as of Oct 2024
Acquisition costs
£364,166cash neededPurchase price£935,000
Deposit (25%)£233,750
Stamp duty+5% additional-property surcharge£84,000
Refurb£28,491
Legal + survey£2,900
Mortgage fees£15,025
Total cash neededdeposit + costs (loan covers the rest)£364,166
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
*£37,250 STAMP DUTY PAID*
The IMPRESSIVE Eliot show home now available to purchase including ALL furniture, fixtures & fittings - a beautifully finished home ready for immediate occupation!
A beautifully designed four-bedroom townhouse located within the highly sought-after Canalside Quarter, part of the landmark Oxford North development in North Oxford.
This contemporary home offers approximately 1,485 square feet of thoughtfully arranged accommodation across three floors…
Floor plans
Listing metarightmove · Breckon & Breckon New Homes
About this listing
164 days · RightmovePrice history
5-year price trend
Monthly profit
−£265
Cash needed
£364K
Return after costs
-0.87%
IRR
-1.75%
Listed 164d ago
Plot 18, Canalside Quarter, Oxford, OX2
terraced · 4 bed · 3 bath · 1,485 sqft
£935,000
est £4,608 · 5.91% gross
1 / 23
18/100
Marginal
5.91% — verify the rent + comps locally.
5.91% Return before costs — around the area average for this property type.
Monthly profit −£265/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£935K
Return before costs
5.91%
est rent £4,608/monot enough comparablesRange £3,332–£6,373/mo (Q1–Q3)
Bedrooms
4
3 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: £3,332–£6,373/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £233,750
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 (£21,368–£39,887 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £701,250 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 £400K+
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£265
after mortgage, operating costs & tax
Rent in£4,608/mo gross
£4,431/mo collected · £177/mo lost to voids
Where it goes
£3,798Mortgage£898Costs
Outgoings exceed rent — you top up £265/mo
Mortgage£3,798
Costs£898
Management£461
Maintenance£50
Insurance£40
CapEx reserve£230
Voids + council tax£12
Ltd co. accounts£104
Tax—
Shortfall−£265
Returns
Return before costs on price5.91%
Cash return on cash-0.87%
Gross margin£3,533
Cash needed£364,166
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.17
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context390 active short-lets nearby
Short-let market context
- 390 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 | £55,296 | £10,770 | £45,581 | £0 | £0 | -£1,056 | -£1,056 |
| Year 2 | £56,955 | £11,094 | £45,581 | £0 | £53 | £227 | -£829 |
| Year 3 | £58,664 | £11,426 | £45,581 | £0 | £315 | £1,341 | £512 |
| Year 4 | £60,423 | £11,769 | £45,581 | £0 | £584 | £2,489 | £3,002 |
| Year 5 | £62,236 | £12,122 | £45,581 | £0 | £861 | £3,672 | £6,673 |
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£9,116
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£6,673
Acquisition costs
25% deposit£233,750
Stamp duty£84,000
Refurb£28,491
Legal + survey£2,900
Mortgage + broker£15,025
Cash needed£364,166
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
*£37,250 STAMP DUTY PAID*
The IMPRESSIVE Eliot show home now available to purchase including ALL furniture, fixtures & fittings - a beautifully finished home ready for immediate occupation!
A beautifully designed four-bedroom townhouse located within the highly sought-after Canalside Quarter, part of the landmark Oxford North development in North Oxford.
This contemporary home offers approximately 1,485 square feet of thoughtfully arranged accommodation across three floors…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice