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Year 5 disposal
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30/ 100
Weak
6.95% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£72/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.
- 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
−£72/mo
You top up £72/mo
Price
£260K
No local sold comps to compare
Return · IRR
-0.6%/yr
Loses money over 5 years
Cash to get in
£103K
Deposit + fees + refurb
Return before costs on price 6.95%5-yr return on cash 2%Rent est. £1,506 (£1,306–£1,737)
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: £1,306–£1,737/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £65,000
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £195,000 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£72
after mortgage, operating costs & tax
Rent in£1,506/mo gross
£1,448/mo collected · £58/mo lost to voids
Where it goes
£1,056Mortgage£464Costs
Outgoings exceed rent — you top up £72/mo
Mortgage£1,056
Costs£464
Management£151
Maintenance£100
Insurance£28
CapEx reserve£75
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£72
Returns
Return before costs on price6.95%
Cash return on cash-0.84%
Gross margin£984
Cash needed£103,161
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.37
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 | £18,072 | £5,565 | £12,675 | £0 | £0 | -£168 | -£168 |
| Year 2 | £18,614 | £5,732 | £12,675 | £0 | £39 | £168 | £1 |
| Year 3 | £19,173 | £5,904 | £12,675 | £0 | £113 | £481 | £482 |
| Year 4 | £19,748 | £6,081 | £12,675 | £0 | £188 | £804 | £1,285 |
| Year 5 | £20,340 | £6,263 | £12,675 | £0 | £266 | £1,136 | £2,421 |
Disposal gain (gross)-£13,377
CGT£0
Net Disposal proceeds£279,884
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 approvable67% 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 67% (242 decisions)
- 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
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 cohortYO30 · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of York · 4.3 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
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
3-bed · 1-bath · 990 sqft
£25k–£49k
£ per sqft
building cost only
£25–£49
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,930–£12,870
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,890–£20,790
Guide rates · UK May 2026 · sqft auto-estimated from beds
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 history0d on marketno cuts yet
Strategy matrix
Rent it out wins — -£72/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 | 6.95% | -£72 | £103,161 | 2.3% | Low | Feasible |
| Housing-benefit rent | 5.22% | -£449 | £103,161 | -18.5% | Med | Feasible |
| Council lease | 0.00% | -£1,288 | £103,161 | -75.8% | Low | Feasible |
| Refurb & refinance | 6.95% | -£72 | £122,205 | 2.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£232 | £299,305 | 4% | Med | Feasible |
| Rent by the room | 10.12% | -£213 | £103,161 | 0.8% | — | Feasible |
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
-£6/mo cash flow vs Rent it out if converted to Rent by the room
11.08% Return before costs on price converted vs 6.95% as-is
As-is Rent it out
Monthly profit+£3
Return before costs on price6.95%
Cash needed£76,898
If converted to Rent by the room
Monthly profit-£3
Return before costs on price11.08%
Cash needed£92,898
Δ vs Rent it out Monthly profit-£6
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 67% 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 67% (242 decisions)
≈0.0% within 100 m vs 10% policy
£51,300–£92,715full refurb + room split
What's in this cost
- Kitchen£8,820–£17,640
- 1 × bathroom£5,850–£10,725
- Rewire£3,960–£6,930
- Replumb£2,970–£5,940
- Windows£9,900–£17,820
- Paint + decor£7,920–£12,870
- Flooring£11,880–£20,790
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
HMO
≈0.0% within 100 m vs 10% policy
Tax treatment
Annual gross rent£18,072
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£863
Exit costs
Projected sale price (5y · 2%/yr growth)£287,061
Capital gain (pre-CGT)£27,061
Sale costs (~2.5%)£7,177
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£2,421
Rates as of Oct 2024
Acquisition costs
£103,161cash neededPurchase price£260,000
Deposit (25%)£65,000
Stamp duty+5% additional-property surcharge£16,000
Refurb£15,111
Legal + survey£2,150
Mortgage fees£4,900
Total cash neededdeposit + costs (loan covers the rest)£103,161
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
This well-proportioned three bedroom semi-detached house is set on a generous plot with a spacious rear garden and the advantages of a garage with additional off street parking.
Placed in a cul-de-sac to the north of the city the property has excellent access to local amenities and good links with both the city centre and the district hospital. There is also a simple route heading out towards the ring road and Clifton Moor shopping park.
The internal accommodation begins wi…
Floor plans
Nearby active comparables4 rentals
Comparable rentals
YO30 · same beds + typeMedian nearby: £1,500/mo · 4 of 4 already let-£6 vs our est
- Harden Close, Clifton Moor, York, YO30Let3b£1,500/moMay 2026
- Abbey Street, YorkLet3b£1,750/moMay 2026
- Harden Close, York, North Yorkshire,…Let3b£1,500/moMay 2026
- Harden Close, Clifton Moor, York YO30Let3b£1,500/moMay 2026
Other deals nearby
YO30 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metaonthemarket · Linley & Simpson - York
About this listing
OnTheMarketPrice history
5-year price trend
Monthly profit
−£72
Cash needed
£103K
Return after costs
-0.84%
IRR
-0.61%
Little Avenue, Clifton, York, YO30, York, YO30
detached · 3 bed · 1 bath
£260,000
est £1,506 · 6.95% gross
1 / 14
30/100
Marginal
6.95% — verify the rent + comps locally.
6.95% Return before costs — around the area average for this property type.
Monthly profit −£72/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£260K
Return before costs
6.95%
est rent £1,506/monot enough comparablesRange £1,306–£1,737/mo (Q1–Q3)
Bedrooms
3
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: £1,306–£1,737/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £65,000
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £195,000 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£72
after mortgage, operating costs & tax
Rent in£1,506/mo gross
£1,448/mo collected · £58/mo lost to voids
Where it goes
£1,056Mortgage£464Costs
Outgoings exceed rent — you top up £72/mo
Mortgage£1,056
Costs£464
Management£151
Maintenance£100
Insurance£28
CapEx reserve£75
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£72
Returns
Return before costs on price6.95%
Cash return on cash-0.84%
Gross margin£984
Cash needed£103,161
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.37
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 | £18,072 | £5,565 | £12,675 | £0 | £0 | -£168 | -£168 |
| Year 2 | £18,614 | £5,732 | £12,675 | £0 | £39 | £168 | £1 |
| Year 3 | £19,173 | £5,904 | £12,675 | £0 | £113 | £481 | £482 |
| Year 4 | £19,748 | £6,081 | £12,675 | £0 | £188 | £804 | £1,285 |
| Year 5 | £20,340 | £6,263 | £12,675 | £0 | £266 | £1,136 | £2,421 |
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£2,535
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£2,421
Acquisition costs
25% deposit£65,000
Stamp duty£16,000
Refurb£15,111
Legal + survey£2,150
Mortgage + broker£4,900
Cash needed£103,161
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
This well-proportioned three bedroom semi-detached house is set on a generous plot with a spacious rear garden and the advantages of a garage with additional off street parking.
Placed in a cul-de-sac to the north of the city the property has excellent access to local amenities and good links with both the city centre and the district hospital. There is also a simple route heading out towards the ring road and Clifton Moor shopping park.
The internal accommodation begins wi…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice