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Year 5 disposal
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31/ 100
Weak
7.13% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.13% return before costs — above-market
- EPC C — MEES compliant
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£182/mo — mildly negative — equity build may cover
- -2.0% 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
−£182/mo
You top up £182/mo
Price
£265K
Around comparable sold prices
Return · IRR
-2.0%/yr
Loses money over 5 years
Cash to get in
£105K
Deposit + fees + refurb
Return before costs on price 7.13%5-yr return on cash -4%Rent est. £1,574 (£1,496–£1,656)
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: £1,496–£1,656/mo · n=79
Financing
DepositYour cash in — the rest is the mortgage25% · £66,250
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 (£11,213–£20,930 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £198,750 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
-£182
after mortgage, operating costs & tax
Rent in£1,574/mo gross
£1,513/mo collected · £61/mo lost to voids
Where it goes
£1,077Mortgage£619Costs
Outgoings exceed rent — you top up £182/mo
Mortgage£1,077
Costs£619
Management£157
Maintenance£67
Insurance£28
CapEx reserve£79
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£182
Returns
Return before costs on price7.13%
Cash return on cash-2.07%
Gross margin£895
Cash needed£105,200
Monthly profit paybackn/a (monthly loss)
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 | £18,888 | £7,422 | £12,919 | £0 | £0 | -£1,453 | -£1,453 |
| Year 2 | £19,455 | £7,645 | £12,919 | £0 | £0 | -£1,109 | -£2,562 |
| Year 3 | £20,038 | £7,874 | £12,919 | £0 | £0 | -£755 | -£3,317 |
| Year 4 | £20,639 | £8,110 | £12,919 | £0 | £0 | -£390 | -£3,706 |
| Year 5 | £21,259 | £8,354 | £12,919 | £0 | £0 | -£14 | -£3,720 |
Disposal gain (gross)-£13,708
CGT£0
Net Disposal proceeds£285,267
What we verified
What we verified
33053 ok · 3 caution · 0 fail · 5 unknown
Legal & planning
Leaseholdleasehold
Tenure & planningleasehold
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand C
MEES 2030 compliance
C required for new tenancies
PASS
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
Verify
Lender impact
No EWS1 / floor info in description. Buildings > 11 m need EWS1 or PAS 9980 — confirm height + status with the agent before offering.
Verify with lender
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
SchoolsChecking…
Schools& Ofsted catchmentGIAS register
No schools indexed for this postcode sector.
Investor
Tenant profileMixed demand
Tenant profilelikely cohortOX3 8LX · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Oxford Brookes · 2.9 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 history30d on marketno cuts yet
Strategy matrix
Rent it out wins — -£182/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 | 7.13% | -£182 | £105,200 | -3.5% | Low | Feasible |
| Housing-benefit rent | 5.08% | -£622 | £105,200 | -28.7% | Med | Feasible |
| Council lease | 5.08% | -£385 | £105,200 | -19.5% | Low | Feasible |
| Refurb & refinance | 7.13% | -£182 | £124,430 | -3.0% | Med | Feasible |
| Short-stay let / Airbnb | 9.75% | -£239 | £105,200 | -10.4% | High | Feasible |
| Buy, improve & sell | 0.00% | -£374 | £304,955 | 4% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Oxford · cap £1,122/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Oxford
- LHA monthly cap:
- £1,122
- 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 let28% occupancy
£257/night ADR
Based on 3 short-let comps nearby
Rent by the room conversion upside
-£54/mo cash flow vs Rent it out if converted to Rent by the room
10.87% Return before costs on price converted vs 7.13% as-is
As-is Rent it out
Monthly profit+£32
Return before costs on price7.13%
Cash needed£78,148
If converted to Rent by the room
Monthly profit-£22
Return before costs on price10.87%
Cash needed£94,148
Δ vs Rent it out Monthly profit-£54
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
£55,000
Range: £47,500 – £65,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 81% likely
medium confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- concentration ~1.0% within 100m (1 known HMOs) — below the 10% threshold
- local council HMO approval rate 81% (588 decisions)
1 known HMO within 100 m · ≈1.0% 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.
£58,230–£103,995full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 1 × bathroom£6,750–£12,375
- Rewire£4,725–£7,560
- Replumb£3,780–£6,615
- Windows£10,395–£17,955
- Paint + decor£9,450–£16,065
- Flooring£13,230–£23,625
Comparables
sold within 0.5 miWide · CV 20.6%Med confidence
Loading 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
1 known HMO within 100 m · ≈1.0% within 100 m vs 10% policy · 1 pending HMO application nearby
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodSlade Nursery SchoolNursery · Local authority nursery school · OX3 8QQ
- GoodSandhills Community Primary SchoolPrimary · Academy sponsor led · OX3 8FN
- GoodWood Farm Primary SchoolPrimary · Community school · OX3 8QQ
- Not ratedEndeavour Academy, OxfordNot applicable · Academy special sponsor led · OX3 8DD
- Not ratedHeadington Quarry Nursery SchoolNursery · Local authority nursery school · OX3 8LH
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£18,888
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,179
Exit costs
Projected sale price (5y · 2%/yr growth)£292,581
Capital gain (pre-CGT)£27,581
Sale costs (~2.5%)£7,315
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-£3,720
Rates as of Oct 2024
Acquisition costs
£105,200cash neededPurchase price£265,000
Deposit (25%)£66,250
Stamp duty+5% additional-property surcharge£16,500
Refurb£14,950
Legal + survey£2,525
Mortgage fees£4,975
Total cash neededdeposit + costs (loan covers the rest)£105,200
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Well presented, first floor apartment situated in this popular development.
The accommodation briefly comprises sitting/dining room with juliet balcony to the rear, fitted kitchen, two bedrooms and a stylish bathroom. Outside, the property has the benefit of an allocated parking space.
Green Ridges lies on the edge of Headington and is served by regular bus services to Headington, the John Radcliffe Hospital and central Oxford. There is also a convenient cycle route providi…
Floor plans
Nearby active comparables20 rentals
Comparable rentals
OX3 · same beds + typeMedian nearby: £1,650/mo · 19 of 20 already let+£76 vs our est
- Latimer Grange, Headington, OX3Let2b£1,650/moMay 2026
- Ellington Court, Oxford, OX3Let2b£1,750/moMay 2026
- Clevedon House, 1A Ferry Road, OX3Let2b£2,000/moMay 2026
- Headington, Oxford, OX3Let2b£1,600/moMay 2026
- Copse Lane, Oxford OX3Let2b£1,500/moMay 2026
- Moody RoadLet2b£1,900/moMay 2026
- Drovers Court, Troy Close, Headington…Let2b£1,500/moMay 2026
- Copse Lane, Marston, Oxford, Oxfordsh…Let2b£1,500/moMay 2026
- Headley WayLet2b£1,900/moMay 2026
- Moody Road, Headington, OX3Let2b£2,000/moMay 2026
- London Road, Headington, OX3Let2b£1,725/moMay 2026
- Moody Road, Headington, OX3Let2b£1,900/moMay 2026
- Clevedon House, 1A Ferry Road, OX3Let2b£2,000/moMay 2026
- Grange Court, 15 Oxford Road, Old Mar…Let2b£1,650/moMay 2026
- Oxford, Headington, OX3Let2b£1,500/moMay 2026
- Oxford, Headington, OX3Let2b£1,500/moMay 2026
- BEECH ROAD, HEADINGTON, OX3Let2b£1,795/moMay 2026
- Horspath Driftway, HeadingtonLet2b£1,600/moMay 2026
- North Way, Headington, OX32b£1,500/moMay 2026
- Ellington Court, Headington, OxfordLet2b£1,550/moMay 2026
Other deals nearby
OX3 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Scott Fraser - Headington
About this listing
30 days · ZooplaPrice history
5-year price trend
Monthly profit
−£182
Cash needed
£105K
Return after costs
-2.07%
IRR
-1.95%
Listed 30d ago
Green Ridges, Headington, Oxford OX3
flat · 2 bed · 1 bath
£265,000
est £1,574 · 7.13% gross
EPC C
1 / 11
31/100
Marginal
7.13% — verify the rent + comps locally.
7.13% Return before costs — above-market
Price
£265K
3% above sold comps
Return before costs
7.13%
est rent £1,574/monot enough comparablesRange £1,496–£1,656/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
C
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: £1,496–£1,656/mo · n=79
Financing
DepositYour cash in — the rest is the mortgage25% · £66,250
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 (£11,213–£20,930 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £198,750 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
-£182
after mortgage, operating costs & tax
Rent in£1,574/mo gross
£1,513/mo collected · £61/mo lost to voids
Where it goes
£1,077Mortgage£619Costs
Outgoings exceed rent — you top up £182/mo
Mortgage£1,077
Costs£619
Management£157
Maintenance£67
Insurance£28
CapEx reserve£79
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£182
Returns
Return before costs on price7.13%
Cash return on cash-2.07%
Gross margin£895
Cash needed£105,200
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.41
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Oxford · cap £1,122/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Oxford
- LHA monthly cap:
- £1,122
- 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 | £18,888 | £7,422 | £12,919 | £0 | £0 | -£1,453 | -£1,453 |
| Year 2 | £19,455 | £7,645 | £12,919 | £0 | £0 | -£1,109 | -£2,562 |
| Year 3 | £20,038 | £7,874 | £12,919 | £0 | £0 | -£755 | -£3,317 |
| Year 4 | £20,639 | £8,110 | £12,919 | £0 | £0 | -£390 | -£3,706 |
| Year 5 | £21,259 | £8,354 | £12,919 | £0 | £0 | -£14 | -£3,720 |
Rent by the room upside
What we verified
3306
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▾
EPCEnergy efficiency ratingC
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 let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miWide · CV 20.6%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,584
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£3,720
Acquisition costs
25% deposit£66,250
Stamp duty£16,500
Refurb£14,950
Legal + survey£2,525
Mortgage + broker£4,975
Cash needed£105,200
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 copyZoopla
Well presented, first floor apartment situated in this popular development.
The accommodation briefly comprises sitting/dining room with juliet balcony to the rear, fitted kitchen, two bedrooms and a stylish bathroom. Outside, the property has the benefit of an allocated parking space.
Green Ridges lies on the edge of Headington and is served by regular bus services to Headington, the John Radcliffe Hospital and central Oxford. There is also a convenient cycle route providi…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice