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Year 5 disposal
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84/ 100
Strong
Strong investment fundamentals.
Why it works
- 7.16% return before costs — above-market
- 12.4% Rent by the room return before costs (net 6.81% after CapEx + bills) — conversion play
Why to be cautious
- 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
+£23/mo
Barely breaks even each month
Price
£280K
No local sold comps to compare
Return · IRR
0.4%/yr
Modest annualised return
Cash to get in
£116K
Deposit + fees + refurb
Return before costs on price · Rent by the room 12.43%5-yr return on cash 7%Rent est. £1,671 (£1,492–£1,871)
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: £1,492–£1,871/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £70,000
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 (£15,134–£28,249 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £210,000 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 £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£23
after mortgage, operating costs & tax
Rent in£1,671/mo gross
£1,607/mo collected · £64/mo lost to voids
Where it goes
£1,138Mortgage£441Costs
£23/mo left as profit · 1% of rent kept
Mortgage£1,138
Costs£441
Management£167
Maintenance£50
Insurance£28
CapEx reserve£84
Voids + council tax£9
Ltd co. accounts£104
Tax£5
Profit+£23
Returns
Return before costs on price7.16%
Cash return on cash0.23%
Gross margin£1,165
Cash needed£115,528
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.41
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 | £20,052 | £5,297 | £13,650 | £0 | £210 | £895 | £895 |
| Year 2 | £20,654 | £5,456 | £13,650 | £0 | £294 | £1,254 | £2,149 |
| Year 3 | £21,273 | £5,619 | £13,650 | £0 | £381 | £1,623 | £3,772 |
| Year 4 | £21,911 | £5,788 | £13,650 | £0 | £470 | £2,003 | £5,775 |
| Year 5 | £22,569 | £5,962 | £13,650 | £0 | £562 | £2,395 | £8,170 |
Disposal gain (gross)-£18,914
CGT£0
Net Disposal proceeds£301,414
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
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 cohortYO42 2NU · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of York · 18 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 · 1458 sqft
£40k–£78k
£ per sqft
building cost only
£27–£54
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 3 × bathroom · Full strip + retile£9,975–£19,950
- Paint + decor£10,206–£18,954
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£16,038–£30,618
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 history162d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£220,000 in 2019 → £280,000 asking
+27.3%in 7y
- 2019£220,000+2.3% in 11y
- 2008£214,995—
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 — +£23/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 | 7.16% | +£23 | £115,528 | 7.1% | Low | Feasible |
| Housing-benefit rent | 5.13% | -£435 | £115,528 | -15.3% | Med | Feasible |
| Council lease | 0.00% | -£1,320 | £115,528 | -69.1% | Low | Feasible |
| Refurb & refinance | 7.16% | +£23 | £137,599 | 5.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£182 | £328,399 | 3% | Med | Feasible |
| Rent by the room | 12.43% | -£997 | £149,528 | -30.0% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA York · cap £1,197/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- York
- LHA monthly cap:
- £1,197
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
Rent by the room conversion upside
-£129/mo cash flow vs Rent it out if converted to Rent by the room
10.29% Return before costs on price converted vs 7.16% as-is
🔓 +1 bedroom potential
medium confidenceUnlocks ~£8,700/yr extra rent
4 → 5 lettable rooms
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)) in 135 m²; 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 East Riding of Yorkshire adopted standard (6.51/11 m²; Houses in Multiple Occupation Guidance and Amenity Standards, East Riding of Yorkshire Council (undated, current on council site)); adds ~£725/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); mandatory HMO licence (5+ persons, England)
🔒 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
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)
4× Double @ £725/mo
≈ £2,900/mo gross room income
As-is Rent it out
Monthly profit+£48
Return before costs on price7.16%
Cash needed£81,898
If converted to Rent by the room
Monthly profit-£81
Return before costs on price10.29%
Cash needed£97,898
Δ vs Rent it out Monthly profit-£129
+1 room (5 total)
Monthly profit+£652
Return before costs on price15.54%
Cash needed£107,898
Extra rent+£725/mo
Show conversion detail
Conversion cost estimate
£22,000
Range: £16,000 – £30,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£80,316–£144,585full refurb + room split
What's in this cost
- Kitchen£8,820–£17,640
- 3 × bathroom£17,550–£32,175
- Rewire£5,832–£10,206
- Replumb£4,374–£8,748
- Windows£14,580–£26,244
- Paint + decor£11,664–£18,954
- Flooring£17,496–£30,618
Based on 4 HMO comps within 1.7 km
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodPocklington Junior SchoolPrimary · Academy converter · YO42 2BX
- GoodSt Mary & St Joseph Catholic Primary School - a Catholic voluntary academyPrimary · Academy converter · YO42 2HE
- Not ratedPocklington SchoolNot applicable · Other independent school · YO42 2NJ
- Not ratedPocklington Church of England Voluntary Controlled Infant SchoolPrimary · Voluntary controlled school · YO42 2HE
- Not ratedWoldgate School and Sixth Form CollegeSecondary · Academy converter · YO42 2LL
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£20,052
Section 24 credit£0
Annual tax due£210
Post-tax Monthly profit annual£124
Exit costs
Projected sale price (5y · 2%/yr growth)£309,143
Capital gain (pre-CGT)£29,143
Sale costs (~2.5%)£7,729
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£8,170
Rates as of Oct 2024
Acquisition costs
£115,528cash neededPurchase price£280,000
Deposit (25%)£70,000
Stamp duty+5% additional-property surcharge£18,000
Refurb£20,178
Legal + survey£2,150
Mortgage fees£5,200
Total cash neededdeposit + costs (loan covers the rest)£115,528
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
RL0918 - Situated within easy walking distance of Pocklington town centre, this well-proportioned three-storey town house offers approximately 1,400 sq ft of flexible living space, ideal for a range of buyers.
Originally designed as a four-bedroom home, the property is currently configured as three generous bedrooms, with the previous fourth bedroom opened up to create a larger room. The seller is happy to reinstate the wall if required, allowing the property to function onc…
Floor plans
Listing metarightmove · eXp UK
About this listing
162 days · RightmovePrice history
5-year price trend
Monthly profit
+£23
Cash needed
£116K
Return after costs
0.23%
IRR
0.37%
Listed 162d ago
15, BINTLEY DRIVE, POCKLINGTON, YORK, YO42 2NU
✓ Verified address
terraced · 4 bed · 3 bath · 1,458 sqft
£280,000
est £1,671 · 7.16% gross
1 / 19
84/100
Strong
Real 12.43% — fundamentals work.
7.16% Return before costs — above-market
12.4% Rent by the room Return before costs — conversion play
Price
£280K
Return before costs (best)
12.43%
Rent by the room
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: £1,492–£1,871/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £70,000
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 (£15,134–£28,249 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £210,000 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 £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£23
after mortgage, operating costs & tax
Rent in£1,671/mo gross
£1,607/mo collected · £64/mo lost to voids
Where it goes
£1,138Mortgage£441Costs
£23/mo left as profit · 1% of rent kept
Mortgage£1,138
Costs£441
Management£167
Maintenance£50
Insurance£28
CapEx reserve£84
Voids + council tax£9
Ltd co. accounts£104
Tax£5
Profit+£23
Returns
Return before costs on price7.16%
Cash return on cash0.23%
Gross margin£1,165
Cash needed£115,528
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.41
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA York · cap £1,197/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- York
- LHA monthly cap:
- £1,197
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 | £20,052 | £5,297 | £13,650 | £0 | £210 | £895 | £895 |
| Year 2 | £20,654 | £5,456 | £13,650 | £0 | £294 | £1,254 | £2,149 |
| Year 3 | £21,273 | £5,619 | £13,650 | £0 | £381 | £1,623 | £3,772 |
| Year 4 | £21,911 | £5,788 | £13,650 | £0 | £470 | £2,003 | £5,775 |
| Year 5 | £22,569 | £5,962 | £13,650 | £0 | £562 | £2,395 | £8,170 |
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£2,730
Annual rental tax£63
CGT yr 5£0 · company level
5y net total£8,170
Acquisition costs
25% deposit£70,000
Stamp duty£18,000
Refurb£20,178
Legal + survey£2,150
Mortgage + broker£5,200
Cash needed£115,528
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
RL0918 - Situated within easy walking distance of Pocklington town centre, this well-proportioned three-storey town house offers approximately 1,400 sq ft of flexible living space, ideal for a range of buyers.
Originally designed as a four-bedroom home, the property is currently configured as three generous bedrooms, with the previous fourth bedroom opened up to create a larger room. The seller is happy to reinstate the wall if required, allowing the property to function onc…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice