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Year 5 disposal
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55/ 100
Caution
Real 9.15% return before costs but flagged risks need pricing in.
Why it works
- Monthly profit +£252/mo from completion — the no.1 reason to invest
- 9.15% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (124 yrs) — no short-lease drag
Why to be cautious
- EPC E — must hit C by 2030 (~£6,000–£12,000)
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£252/mo
Pays you every month, net of costs
Price
£310K
No local sold comps to compare
Return · IRR
2.6%/yr
Modest annualised return
Cash to get in
£120K
Deposit + fees + refurb
Return before costs on price 9.15%5-yr return on cash 20%Rent est. £2,364 (£2,002–£2,791)
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: £2,002–£2,791/mo · n=63
Financing
DepositYour cash in — the rest is the mortgage25% · £77,500
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 (£9,673–£18,056 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £232,500 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
+£252
after mortgage, operating costs & tax
Rent in£2,364/mo gross
£2,273/mo collected · £91/mo lost to voids
Where it goes
£1,259Mortgage£703Costs
£252/mo left as profit · 11% of rent kept
Mortgage£1,259
Costs£703
Management£236
Maintenance£67
Insurance£28
CapEx reserve£118
Voids + council tax£8
Service charge + ground rent£141
Ltd co. accounts£104
Tax£59
Profit+£252
Returns
Return before costs on price9.15%
Cash return on cash2.53%
Gross margin£1,570
Cash needed£119,572
Monthly profit payback39y 8m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.80
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 | £28,368 | £8,436 | £15,113 | £0 | £916 | £3,903 | £3,903 |
| Year 2 | £29,219 | £8,689 | £15,113 | £0 | £1,029 | £4,388 | £8,292 |
| Year 3 | £30,096 | £8,950 | £15,113 | £0 | £1,146 | £4,887 | £13,179 |
| Year 4 | £30,998 | £9,218 | £15,113 | £0 | £1,267 | £5,401 | £18,579 |
| Year 5 | £31,928 | £9,495 | £15,113 | £0 | £1,391 | £5,930 | £24,509 |
Disposal gain (gross)-£12,714
CGT£0
Net Disposal proceeds£333,708
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
Leasehold124 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
124 yr
Extracted from listing description · verify with solicitor
Tenure & planning124 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
Building condition
Energy ratingE
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand E
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£6k–£12k
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 profileStudent let
Tenant profilelikely cohortOX2 0NP · 2 bed
Primary profile
Student let
Nearest university
for student-let assessment
University of Oxford · 1.6 km
Reason
1.6 km from a major UK university — student couples / individuals dominate 2-bed lets here.
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 · 581 sqft
£18k–£35k
£ per sqft
building cost only
£30–£60
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,067–£7,553
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,391–£12,201
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history170d on marketno cuts yet
Strategy matrix
Rent it out wins — +£252/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 | 9.15% | +£252 | £119,572 | 20.5% | Low | Feasible |
| Housing-benefit rent | 4.34% | -£771 | £119,572 | -32.6% | Med | Feasible |
| Council lease | 4.34% | -£534 | £119,572 | -24.5% | Low | Feasible |
| Refurb & refinance | 9.15% | +£252 | £140,231 | 17.5% | Med | Feasible |
| Short-stay let / Airbnb | 11.07% | +£17 | £119,572 | 4.3% | High | Feasible |
| Buy, improve & sell | 0.00% | -£340 | £351,581 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context325 active short-lets nearby
Short-let market context
- 325 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 let73% occupancy
£129/night ADR
Based on 16 short-let comps nearby
Rent by the room conversion upside
-£607/mo cash flow vs Rent it out if converted to Rent by the room
9.29% Return before costs on price converted vs 9.15% as-is
As-is Rent it out
Monthly profit+£409
Return before costs on price9.15%
Cash needed£89,398
If converted to Rent by the room
Monthly profit-£198
Return before costs on price9.29%
Cash needed£105,398
Δ vs Rent it out Monthly profit-£607
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
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 81% (588 decisions)
≈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.
£42,214–£76,331full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 1 × bathroom£6,750–£12,375
- Rewire£2,905–£4,648
- Replumb£2,324–£4,067
- Windows£6,391–£11,039
- Paint + decor£5,810–£9,877
- Flooring£8,134–£14,525
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
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.
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- GoodNorth Hinksey Church of England Primary SchoolPrimary · Academy converter · OX2 0LZ
- Not ratedWest Oxford Community Primary SchoolPrimary · Community school · OX2 0BY
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£28,368
Section 24 credit£0
Annual tax due£916
Post-tax Monthly profit annual£2,812
Exit costs
Projected sale price (5y · 2%/yr growth)£342,265
Capital gain (pre-CGT)£32,265
Sale costs (~2.5%)£8,557
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£24,509
Rates as of Oct 2024
Acquisition costs
£119,572cash neededPurchase price£310,000
Deposit (25%)£77,500
Stamp duty+5% additional-property surcharge£21,000
Refurb£12,897
Legal + survey£2,525
Mortgage fees£5,650
Total cash neededdeposit + costs (loan covers the rest)£119,572
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A two bedroom first floor apartment on Osney Island with an off-street parking space.
The apartment has a light and bright living/dining room and the kitchen has appliances including washing machine, fridge-freezer, and dishwasher, two bedrooms.
The bathroom has a shower over the bath.
Osney Island is an area popular for local river walks and is a 0.5 mile walk to the rail station and under a mile walk to the city centre.
The property is leasehold with 124 years remaining…
Floor plans
Nearby active comparables20 rentals
Comparable rentals
OX2 · same beds + typeMedian nearby: £2,100/mo · 20 of 20 already let-£264 vs our est
- Kingston Road, Oxford, OX2Let2b£2,100/moMay 2026
- The Kimmeridge, Oxford Oxford OX2Let2b£2,295/moMay 2026
- Banbury Road, Oxford, Oxfordshire, OX2Let2b£2,000/moMay 2026
- Bridge Street, Oxford, OX2Let2b£3,050/moMay 2026
- Botley, Oxford, OX2Let2b£1,395/moMay 2026
- Cedar Court, West Way, Botley, Oxford…Let2b£1,500/moMay 2026
- Dean Court Road, Oxford, OX2Let2b£1,850/moMay 2026
- Finmore Road, Oxford OX2Let2b£1,395/moMay 2026
- Observatory Street, Oxford, Oxfordshi…Let2b£2,400/moMay 2026
- Bardwell Road, Summertown, OX2Let2b£2,500/moMay 2026
- Cunliffe Close, Oxford OX2 7BJLet2b£2,000/moMay 2026
- Hayfield RoadNorth OxfordOxfordLet2b£1,950/moMay 2026
- Five Mile Drive, OxfordLet2b£1,700/moMay 2026
- Thackley End, Oxford, OX2Let2b£2,500/moMay 2026
- Banbury Road, OX2Let2b£2,500/moMay 2026
- Shillingford House, Munda Way, Oxford…Let2b£2,250/moMay 2026
- Cunliffe Close, Oxford, Oxfordshire,…Let2b£2,300/moMay 2026
- Botley, Oxford, OX2Let2b£1,395/moMay 2026
- Kingston Road, Oxford, OX2Let2b£2,100/moMay 2026
- The Kimmeridge, Oxford Oxford OX2Let2b£2,375/moMay 2026
Other deals nearby
OX2 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · FK Sales
About this listing
170 days · ZooplaPrice history
5-year price trend
Monthly profit
+£252
Cash needed
£120K
Return after costs
2.53%
IRR
2.61%
Listed 170d ago
West Court, Osney Island OX2
flat · 2 bed · 1 bath · 581 sqft
£310,000
est £2,364 · 9.15% gross
Leasehold 124yrEPC E
1 / 6
55/100
Caution
Real 9.15% — fundamentals work.
Monthly profit +£252/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.15% Return before costs — above-market
Energy rating E — Min. energy standard blocker by 2030 (~£6,000–£12,000 upgrade)
Price
£310K
Return before costs
9.15%
est rent £2,364/mo63 comps within 1 kmRange £2,002–£2,791/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
E
MEES (Minimum Energy Efficiency Standards) blocker by 2030
~£6,000–£12,000 upgrade
~£6,000–£12,000 upgrade
Deal flags1 issue
EPC E — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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: £2,002–£2,791/mo · n=63
Financing
DepositYour cash in — the rest is the mortgage25% · £77,500
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 (£9,673–£18,056 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £232,500 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
+£252
after mortgage, operating costs & tax
Rent in£2,364/mo gross
£2,273/mo collected · £91/mo lost to voids
Where it goes
£1,259Mortgage£703Costs
£252/mo left as profit · 11% of rent kept
Mortgage£1,259
Costs£703
Management£236
Maintenance£67
Insurance£28
CapEx reserve£118
Voids + council tax£8
Service charge + ground rent£141
Ltd co. accounts£104
Tax£59
Profit+£252
Returns
Return before costs on price9.15%
Cash return on cash2.53%
Gross margin£1,570
Cash needed£119,572
Monthly profit payback39y 8m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.80
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context325 active short-lets nearby
Short-let market context
- 325 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 | £28,368 | £8,436 | £15,113 | £0 | £916 | £3,903 | £3,903 |
| Year 2 | £29,219 | £8,689 | £15,113 | £0 | £1,029 | £4,388 | £8,292 |
| Year 3 | £30,096 | £8,950 | £15,113 | £0 | £1,146 | £4,887 | £13,179 |
| Year 4 | £30,998 | £9,218 | £15,113 | £0 | £1,267 | £5,401 | £18,579 |
| Year 5 | £31,928 | £9,495 | £15,113 | £0 | £1,391 | £5,930 | £24,509 |
Rent by the room upside
What we verified
5216
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining124 yr
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPC~£6,000–£12,000 to upgrade to CE
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Service chargeReduces net yield£1,650/yr
Ground rentDoubling clauses kill mortgageability£40/yr
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,023
Annual rental tax£708
CGT yr 5£0 · company level
5y net total£24,509
Acquisition costs
25% deposit£77,500
Stamp duty£21,000
Refurb£12,897
Legal + survey£2,525
Mortgage + broker£5,650
Cash needed£119,572
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
A two bedroom first floor apartment on Osney Island with an off-street parking space.
The apartment has a light and bright living/dining room and the kitchen has appliances including washing machine, fridge-freezer, and dishwasher, two bedrooms.
The bathroom has a shower over the bath.
Osney Island is an area popular for local river walks and is a 0.5 mile walk to the rail station and under a mile walk to the city centre.
The property is leasehold with 124 years remaining…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice