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Year 5 disposal
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38/ 100
Weak
7.78% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.78% 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 −£110/mo — mildly negative — equity build may cover
- -1.6% 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
−£110/mo
You top up £110/mo
Price
£200K
No local sold comps to compare
Return · IRR
-1.6%/yr
Loses money over 5 years
Cash to get in
£74K
Deposit + fees + refurb
Return before costs on price 7.78%5-yr return on cash -1%Rent est. £1,296 (£1,160–£1,448)
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
Buy-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: £1,160–£1,448/mo · n=58
Financing
DepositYour cash in — the rest is the mortgage25% · £50,000
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £150,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£110
after mortgage, operating costs & tax
Rent in£1,296/mo gross
£1,246/mo collected · £50/mo lost to voids
Where it goes
£781Mortgage£575Costs
Outgoings exceed rent — you top up £110/mo
Mortgage£781
Costs£575
Management£130
Maintenance£67
Insurance£28
CapEx reserve£65
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£110
Returns
Return before costs on price7.78%
Cash return on cash-1.79%
Gross margin£671
Cash needed£73,917
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.53
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 | £15,552 | £6,901 | £9,375 | £0 | £0 | -£724 | -£724 |
| Year 2 | £16,019 | £7,108 | £9,375 | £0 | £0 | -£464 | -£1,188 |
| Year 3 | £16,499 | £7,321 | £9,375 | £0 | £0 | -£197 | -£1,385 |
| Year 4 | £16,994 | £7,541 | £9,375 | £0 | £15 | £63 | -£1,322 |
| Year 5 | £17,504 | £7,767 | £9,375 | £0 | £69 | £293 | -£1,029 |
Disposal gain (gross)-£4,621
CGT£0
Net Disposal proceeds£215,296
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
OK
Floor
EWS1 typically required above 18m
Floor 0
Lender impact
Ground floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
Mortgageable
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
SchoolsNo postcode
Schools& Ofsted catchmentGIAS register
No schools indexed for this postcode sector.
Investor
Tenant profileMixed demand
Tenant profilelikely cohort1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Oxford Brookes · 2.6 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
1-bed · 1-bath · 630 sqft
£19k–£37k
£ per sqft
building cost only
£29–£58
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,410–£8,190
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,930–£13,230
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 history0d on marketno cuts yet
Strategy matrix
Rent it out wins — -£110/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 | 7.78% | -£110 | £73,917 | -1.4% | Low | Feasible |
| Housing-benefit rent | 5.83% | -£436 | £73,917 | -27.3% | Med | Feasible |
| Council lease | 0.00% | -£1,155 | £73,917 | -95.7% | Low | Feasible |
| Refurb & refinance | 7.78% | -£110 | £86,484 | -1.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£374 | £222,484 | 6% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
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
+£133/mo cash flow vs Rent it out if converted to Rent by the room
14.40% Return before costs on price converted vs 7.78% as-is
As-is Rent it out
Monthly profit+£55
Return before costs on price7.78%
Cash needed£61,898
If converted to Rent by the room
Monthly profit+£187
Return before costs on price14.40%
Cash needed£77,898
Δ vs Rent it out Monthly profit+£133
Show conversion detail
Cannot Rent by the room:Only 1 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Planning approval likelihood
Likely approvable · 69% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- no local HMO decisions on record
≈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.
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.
Tax treatment
Annual gross rent£15,552
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,322
Exit costs
Projected sale price (5y · 2%/yr growth)£220,816
Capital gain (pre-CGT)£20,816
Sale costs (~2.5%)£5,520
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-£1,029
Rates as of Oct 2024
Acquisition costs
£73,917cash neededPurchase price£200,000
Deposit (25%)£50,000
Stamp duty+5% additional-property surcharge£11,500
Refurb£6,417
Legal + survey£2,000
Mortgage fees£4,000
Total cash neededdeposit + costs (loan covers the rest)£73,917
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
SUMMARY A one bedroom ground floor apartment with residents parking, situated in Cowley centre, providing easy access to Cowley Centre, Oxford Business Parks, the Eastern By-Pass and direct bus routes into Oxford city centre.
DESCRIPTION On entering the apartment, you are greeted by a hallway leading to the open plan kitchen/dining and living room. The kitchen/dining room offers a versatile living area and opens into a double bedroom. Also accessed from the hallway is the ba…
Floor plans
Listing metaonthemarket · Connells - Cowley, Oxford
About this listing
OnTheMarketPrice history
No price history available.
Monthly profit
−£110
Cash needed
£74K
Return after costs
-1.79%
IRR
-1.60%
Between Towns Road, Cowley, Oxford, Oxford
flat · 1 bed · 1 bath
£200,000
est £1,296 · 7.78% gross
1 / 11
38/100
Marginal
7.78% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.78% Return before costs — above-market
Price
£200K
Return before costs
7.78%
est rent £1,296/monot enough comparablesRange £1,160–£1,448/mo (Q1–Q3)
Bedrooms
1
1 bath
Energy rating
—
Energy rating
Run the numbers
What-if calculator
Buy-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: £1,160–£1,448/mo · n=58
Financing
DepositYour cash in — the rest is the mortgage25% · £50,000
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £150,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£110
after mortgage, operating costs & tax
Rent in£1,296/mo gross
£1,246/mo collected · £50/mo lost to voids
Where it goes
£781Mortgage£575Costs
Outgoings exceed rent — you top up £110/mo
Mortgage£781
Costs£575
Management£130
Maintenance£67
Insurance£28
CapEx reserve£65
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£110
Returns
Return before costs on price7.78%
Cash return on cash-1.79%
Gross margin£671
Cash needed£73,917
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.53
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 | £15,552 | £6,901 | £9,375 | £0 | £0 | -£724 | -£724 |
| Year 2 | £16,019 | £7,108 | £9,375 | £0 | £0 | -£464 | -£1,188 |
| Year 3 | £16,499 | £7,321 | £9,375 | £0 | £0 | -£197 | -£1,385 |
| Year 4 | £16,994 | £7,541 | £9,375 | £0 | £15 | £63 | -£1,322 |
| Year 5 | £17,504 | £7,767 | £9,375 | £0 | £69 | £293 | -£1,029 |
Rent by the room upside
What we verified
2306
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 · OfstedNo postcode
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,875
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£1,029
Acquisition costs
25% deposit£50,000
Stamp duty£11,500
Refurb£6,417
Legal + survey£2,000
Mortgage + broker£4,000
Cash needed£73,917
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 copyOnTheMarket
SUMMARY A one bedroom ground floor apartment with residents parking, situated in Cowley centre, providing easy access to Cowley Centre, Oxford Business Parks, the Eastern By-Pass and direct bus routes into Oxford city centre.
DESCRIPTION On entering the apartment, you are greeted by a hallway leading to the open plan kitchen/dining and living room. The kitchen/dining room offers a versatile living area and opens into a double bedroom. Also accessed from the hallway is the ba…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice