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Year 5 disposal
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39/ 100
Weak
8.91% return before costs — verify the rent + comps locally.
Why it works
- 8.91% 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 −£201/mo — significantly negative — real recurring drain
- -6.7% 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
−£201/mo
You top up £201/mo
Price
£80K
No local sold comps to compare
Return · IRR
-6.7%/yr
Loses money over 5 years
Cash to get in
£39K
Deposit + fees + refurb
Return before costs on price 8.91%5-yr return on cash -26%Rent est. £594 (£574–£615)
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: £574–£615/mo · n=16
Financing
DepositYour cash in — the rest is the mortgage25% · £20,000
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £60,000 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£201
after mortgage, operating costs & tax
Rent in£594/mo gross
£571/mo collected · £23/mo lost to voids
Where it goes
£313Mortgage£460Costs
Outgoings exceed rent — you top up £201/mo
Mortgage£313
Costs£460
Management£59
Maintenance£67
Insurance£20
CapEx reserve£30
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£201
Returns
Return before costs on price8.91%
Cash return on cash-6.21%
Gross margin£111
Cash needed£38,964
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.76
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 | £7,128 | £5,522 | £3,750 | £0 | £0 | -£2,144 | -£2,144 |
| Year 2 | £7,342 | £5,687 | £3,750 | £0 | £0 | -£2,096 | -£4,239 |
| Year 3 | £7,562 | £5,858 | £3,750 | £0 | £0 | -£2,046 | -£6,285 |
| Year 4 | £7,789 | £6,034 | £3,750 | £0 | £0 | -£1,995 | -£8,280 |
| Year 5 | £8,023 | £6,215 | £3,750 | £0 | £0 | -£1,942 | -£10,222 |
Disposal gain (gross)-£10,646
CGT£0
Net Disposal proceeds£86,118
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 cohort2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of York · 55.5 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 history27d on marketno cuts yet
Strategy matrix
Rent it out wins — -£201/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 | 8.91% | -£201 | £38,964 | -26.2% | Low | Feasible |
| Housing-benefit rent | 6.69% | -£353 | £38,964 | -49.1% | Med | Feasible |
| Council lease | 0.00% | -£679 | £38,964 | -108.0% | Low | Feasible |
| Refurb & refinance | 8.91% | -£201 | £47,270 | -21.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £101,070 | -5% | 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
+£601/mo cash flow vs Rent it out if converted to Rent by the room
36.00% Return before costs on price converted vs 8.91% as-is
As-is Rent it out
Monthly profit-£33
Return before costs on price8.91%
Cash needed£31,898
If converted to Rent by the room
Monthly profit+£567
Return before costs on price36.00%
Cash needed£47,898
Δ vs Rent it out Monthly profit+£601
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
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£25,493–£48,000full refurb + room split
⚠️ Capped at 60% of £80,000 asking (£48,000). Raw model: £42,690–£80,380. Verify with a surveyor before offering.
What's in this cost
- Kitchen£5,159–£10,319
- 1 × bathroom£3,404–£6,240
- Rewire£1,935–£3,386
- Replumb£1,451–£2,902
- Windows£4,837–£8,707
- Paint + decor£3,386–£6,288
- Flooring£5,321–£10,158
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
Tax treatment
Annual gross rent£7,128
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,418
Exit costs
Projected sale price (5y · 2%/yr growth)£88,326
Capital gain (pre-CGT)£8,326
Sale costs (~2.5%)£2,208
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-£10,222
Rates as of Oct 2024
Acquisition costs
£38,964cash neededPurchase price£80,000
Deposit (25%)£20,000
Stamp duty+5% additional-property surcharge£4,000
Refurb£10,764
Legal + survey£2,000
Mortgage fees£2,200
Total cash neededdeposit + costs (loan covers the rest)£38,964
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
SUMMARY GROUND FLOOR flat with two bedrooms and spacious lounge on Marfleet Avenue, Hull.
DESCRIPTION William H Brown are delighted to offer to the market this well-presented two-bedroom ground floor flat on Marfleet Avenue, Hull. Well-situated for amenities and having easy vehicular access to Hull City Centre, this is a convenient location for a variety of purchasers. The flat briefly comprises of an entrance hall, giving access to the bright and spacious lounge. The kitche…
Floor plans
Listing metaonthemarket · William H Brown - Holderness Road, Hull
About this listing
27 days · OnTheMarketPrice history
No price history available.
Monthly profit
−£201
Cash needed
£39K
Return after costs
-6.21%
IRR
-6.66%
Listed 27d ago
Marfleet Avenue, Hull, Hull
flat · 2 bed · 1 bath
£80,000
est £594 · 8.91% gross
1 / 5
39/100
Marginal
8.91% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.91% Return before costs — above-market
Price
£80K
Return before costs
8.91%
est rent £594/monot enough comparablesRange £574–£615/mo (Q1–Q3)
Bedrooms
2
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: £574–£615/mo · n=16
Financing
DepositYour cash in — the rest is the mortgage25% · £20,000
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £60,000 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£201
after mortgage, operating costs & tax
Rent in£594/mo gross
£571/mo collected · £23/mo lost to voids
Where it goes
£313Mortgage£460Costs
Outgoings exceed rent — you top up £201/mo
Mortgage£313
Costs£460
Management£59
Maintenance£67
Insurance£20
CapEx reserve£30
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£201
Returns
Return before costs on price8.91%
Cash return on cash-6.21%
Gross margin£111
Cash needed£38,964
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.76
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 | £7,128 | £5,522 | £3,750 | £0 | £0 | -£2,144 | -£2,144 |
| Year 2 | £7,342 | £5,687 | £3,750 | £0 | £0 | -£2,096 | -£4,239 |
| Year 3 | £7,562 | £5,858 | £3,750 | £0 | £0 | -£2,046 | -£6,285 |
| Year 4 | £7,789 | £6,034 | £3,750 | £0 | £0 | -£1,995 | -£8,280 |
| Year 5 | £8,023 | £6,215 | £3,750 | £0 | £0 | -£1,942 | -£10,222 |
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£750
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£10,222
Acquisition costs
25% deposit£20,000
Stamp duty£4,000
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£2,200
Cash needed£38,964
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 GROUND FLOOR flat with two bedrooms and spacious lounge on Marfleet Avenue, Hull.
DESCRIPTION William H Brown are delighted to offer to the market this well-presented two-bedroom ground floor flat on Marfleet Avenue, Hull. Well-situated for amenities and having easy vehicular access to Hull City Centre, this is a convenient location for a variety of purchasers. The flat briefly comprises of an entrance hall, giving access to the bright and spacious lounge. The kitche…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice