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Year 5 disposal
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67/ 100
Solid
Real 6.70% return before costs with manageable risks.
Why it works
- EPC B — MEES compliant
Why to be cautious
- -0.4% 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
+£147/mo
Barely breaks even each month
Price vs market
Above comparable sales
+148% vs 12 sold
Return · IRR
-0.4%/yr
Loses money over 5 years
Cash to get in
£297K
Deposit + fees + refurb
Price £825KReturn before costs on price 6.70%5-yr return on cash 10%Rent est. £4,609 (£3,326–£6,387)
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: £3,326–£6,387/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £206,250
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 (£1,406–£2,625 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £618,750 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 £400K+
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£147
after mortgage, operating costs & tax
Rent in£4,609/mo gross
£4,432/mo collected · £177/mo lost to voids
Where it goes
£3,352Mortgage£899Costs
£147/mo left as profit · 3% of rent kept
Mortgage£3,352
Costs£899
Management£461
Maintenance£50
Insurance£40
CapEx reserve£230
Voids + council tax£13
Ltd co. accounts£104
Tax£34
Profit+£147
Returns
Return before costs on price6.70%
Cash return on cash0.59%
Gross margin£3,533
Cash needed£296,900
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.32
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 | £55,308 | £10,787 | £40,219 | £0 | £817 | £3,485 | £3,485 |
| Year 2 | £56,967 | £11,111 | £40,219 | £0 | £1,071 | £4,567 | £8,052 |
| Year 3 | £58,676 | £11,444 | £40,219 | £0 | £1,333 | £5,680 | £13,732 |
| Year 4 | £60,437 | £11,787 | £40,219 | £0 | £1,602 | £6,828 | £20,560 |
| Year 5 | £62,250 | £12,141 | £40,219 | £0 | £1,879 | £8,011 | £28,571 |
Disposal gain (gross)-£14,180
CGT£0
Net Disposal proceeds£888,095
What we verified
What we verified
60066 ok · 0 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Conversion approvability
Per-property planning assessment
Likely approvable81% 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 81% (588 decisions)
- NOTE: council HMO concentration policy not curated — the modal English policy (10% within 100m) is shown as an indication, not this council's adopted threshold
- 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
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
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 ratingB
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand B
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
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 cohortOX2 8FF · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Oxford · 4.2 km
Reason
4-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
4-bed · 2-bath · 1876 sqft
£44k–£86k
£ per sqft
building cost only
£24–£46
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£13,132–£24,388
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£20,636–£39,396
Guide rates · UK May 2026
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 history172d on marketno cuts yet
Strategy matrix
Rent it out wins — +£147/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 | 6.70% | +£147 | £296,900 | 9.6% | Low | Feasible |
| Housing-benefit rent | 2.54% | -£2,258 | £296,900 | -41.4% | Med | Feasible |
| Council lease | 2.54% | -£1,888 | £296,900 | -36.3% | Low | Feasible |
| Refurb & refinance | 6.70% | +£147 | £338,900 | 8.4% | Med | Feasible |
| Short-stay let / Airbnb | 3.62% | -£2,305 | £296,900 | -45.0% | High | Feasible |
| Buy, improve & sell | 0.00% | -£194 | £903,025 | 8% | Med | Feasible |
| Rent by the room | 3.28% * | -£259 | £324,360 | — | — | Feasible |
* Rent by the room shows net yield on cost for the audited HMO conversion deal (post-conversion, after running costs) — not gross like the other rows. Its 5-yr ROI reads “—” because the audited deal is a year-one snapshot; the HMO conversion panel below shows the cash-back / payback horizon.
Short-let (SA) context390 active short-lets nearby
Short-let market context
- 390 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Oxford · cap £1,745/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Oxford
- LHA monthly cap:
- £1,745
- 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 let55% occupancy
£149/night ADR
Based on 24 short-let comps nearby
Rent by the room conversion upside
-£2,465/mo cash flow vs Rent it out if converted to Rent by the room
3.49% Return before costs on price converted vs 6.70% as-is
£825k → 6-bed HMO @ ~£724/room: £4,460 pcm gross, ~£2,577 pcm net (3.3% net on £943k all-in incl. ~£43k works); needs +2 bathrooms; GDV ~£442k → refinance releases ~£-287k (~£612k left in). FULL REFURB (split 1 room) → 7-bed, ~£3,031 pcm net (3.8% on £950k incl. ~£50k) — ceiling, subject to survey
medium confidence
Unlocks ~£18,966/yr extra rent
4 → 6 lettable rooms · ~3.8% gross at max
Potential, not guaranteed (subject to planning + regs). Estimate from the floorplan (kitchen size assumed) — verify room sizes against the floorplan before offering.
How we calculated this
floorplan shows 6 habitable rooms (4 beds + 2 reception(s)) in 174 m²; convert 2 spare room(s) to bedrooms, keeping one reception as the lounge → up to 6 lettable rooms (2 double, 0 single) (incl. the garage — convertible to a bedroom or the communal area); sized to Oxford adopted standard (6.51/10.22 m²; Landlord's Guide to Amenities and Facilities for Houses in Multiple Occupation, Oxford City Council, April 2019); FULL REFURB (split 1 large room(s) into 10.22 m²+ doubles) → up to 7 rooms (ceiling, subject to windows/layout/planning); adds ~£1,580/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); large HMO (7+ residents) is sui generis — planning permission required; mandatory HMO licence (5+ persons, England); Article 4 — planning permission needed
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
4 → 6 bed HMO+2 doubles3.28% net on cost-0.96% cash-on-cashuplift 6.7% → 3.82%
6-bed · 3.28% net on cost · -0.96% cash-on-cash
💷 Refinance could release ~-£287,459
HMO licence+2 bathroom needed
Sized to Oxford's adopted HMO standards
Projections use documented assumptions (local room rates, typical conversion costs, 75% LTV at 5.5%, indicative regional valuation yields) and each council’s published HMO standards. Not financial advice. Verify room sizes, licensing and planning with the council and a surveyor before purchase.
Room mix (4 lettable rooms)
2× Double @ £824/mo1× Single @ £642/mo1× En-suite @ £873/mo
≈ £3,161/mo gross room income
As-is Rent it out
Monthly profit+£255
Return before costs on price6.70%
Cash needed£218,148
If converted to Rent by the room
Monthly profit-£2,210
Return before costs on price3.49%
Cash needed£234,148
Δ vs Rent it out Monthly profit-£2,465
+2 rooms (6 total)
Monthly profit-£517
Return before costs on price6.90%
Cash needed£254,148
Extra rent+£1,581/mo
Show conversion detail
Conversion cost estimate
£32,500
Range: £25,000 – £42,500
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.
£105,944–£187,126full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 2 × bathroom£13,500–£24,750
- Rewire£9,380–£15,008
- Replumb£7,504–£13,132
- Windows£20,636–£35,644
- Paint + decor£18,760–£31,892
- Flooring£26,264–£46,900
Based on 804 HMO comps within 1.6 km
Comparables
sold within 0.5 miWide · CV 27.8%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
≈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 & catchment1 school nearby
Nearby schoolsOfsted-rated, nearest first1 of 5
- Not ratedWolvercote Primary SchoolPrimary · Academy converter · OX2 8AQ
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£55,308
Section 24 credit£0
Annual tax due£817
Post-tax Monthly profit annual£1,358
Exit costs
Projected sale price (5y · 2%/yr growth)£910,867
Capital gain (pre-CGT)£85,867
Sale costs (~2.5%)£22,772
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£28,571
Rates as of Oct 2024
Acquisition costs
£296,900cash neededPurchase price£825,000
Deposit (25%)£206,250
Stamp duty+5% additional-property surcharge£72,500
Refurb£1,875
Legal + survey£2,900
Mortgage fees£13,375
Total cash neededdeposit + costs (loan covers the rest)£296,900
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
An immaculate four-bedroom property on Baynhams Drive is an excellent opportunity to purchase a high-specification family home in a well-connected village location, and with the protection of the new homes guarantee. The ground floor has been reconfigured to create a generous, seamless kitchen, dining, and living space. There is built-in storage and a bench to create a snug dining area, and a further living zone with tri-fold doors that open to the garden. The integrated kitc…
Floor plans
Nearby active comparables14 rentals · 5 deals
Comparable rentals
OX2 · same beds + typeMedian nearby: £3,750/mo · 14 of 14 already let-£859 vs our est
- Merrivale Square, Oxford, Oxfordshire…Let4b£3,650/moMay 2026
- Bishop Kirk Place, OxfordLet4b£4,000/moMay 2026
- Oxford, Oxford, OX2Let4b£5,500/moMay 2026
- Kingston, Oxford, OX2Let4b£3,995/moMay 2026
- Turner Drive, BotleyLet4b£2,500/moMay 2026
- Binsey Lane, OxfordLet4b£2,800/moMay 2026
- Lady White Crescent, Oxford, OX2Let4b£4,900/moMay 2026
- Cranham Street, Jericho **Student Pro…Let4b£3,995/moDec 2025
- Wolsey Road, North OxfordLet4b£3,850/moDec 2025
- Kingston Road, Walton Manor **Student…Let4b£4,840/moDec 2025
- Merrivale Square, Oxford, Oxfordshire…Let4b£3,650/moMay 2026
- Lady White Crescent, Oxford, Oxfordsh…Let4b£2,750/moJun 2025
- A Hayfield Road, Oxford OX2Let4b£3,562/moDec 2025
- Middle Way, North Oxford OX2Let4b£3,000/moJun 2025
Listing metazoopla · Breckon & Breckon
About this listing
172 days · ZooplaPrice history
5-year price trend
Monthly profit
+£147
Cash needed
£297K
Return after costs
0.59%
IRR
-0.39%
Listed 172d ago
Baynhams Drive, Wolvercote OX2
terraced · 4 bed · 2 bath · 1,876 sqft
£825,000
est £4,609 · 6.70% gross
EPC B
1 / 20
67/100
Solid
Real 6.70% — fundamentals work.
6.70% Return before costs — around the area average for this property type.
Monthly profit +£147/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating B — Min. energy standard 2030 compliant.
Price
£825K
148% above sold comps
Return before costs
6.70%
est rent £4,609/monot enough comparablesRange £3,326–£6,387/mo (Q1–Q3)
Bedrooms
4
2 bath
Energy rating
B
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: £3,326–£6,387/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £206,250
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 (£1,406–£2,625 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £618,750 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 £400K+
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£147
after mortgage, operating costs & tax
Rent in£4,609/mo gross
£4,432/mo collected · £177/mo lost to voids
Where it goes
£3,352Mortgage£899Costs
£147/mo left as profit · 3% of rent kept
Mortgage£3,352
Costs£899
Management£461
Maintenance£50
Insurance£40
CapEx reserve£230
Voids + council tax£13
Ltd co. accounts£104
Tax£34
Profit+£147
Returns
Return before costs on price6.70%
Cash return on cash0.59%
Gross margin£3,533
Cash needed£296,900
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.32
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context390 active short-lets nearby
Short-let market context
- 390 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Oxford · cap £1,745/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Oxford
- LHA monthly cap:
- £1,745
- 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 | £55,308 | £10,787 | £40,219 | £0 | £817 | £3,485 | £3,485 |
| Year 2 | £56,967 | £11,111 | £40,219 | £0 | £1,071 | £4,567 | £8,052 |
| Year 3 | £58,676 | £11,444 | £40,219 | £0 | £1,333 | £5,680 | £13,732 |
| Year 4 | £60,437 | £11,787 | £40,219 | £0 | £1,602 | £6,828 | £20,560 |
| Year 5 | £62,250 | £12,141 | £40,219 | £0 | £1,879 | £8,011 | £28,571 |
Rent by the room upside
What we verified
6006
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▾
EPCEnergy efficiency ratingB
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 miWide · CV 27.8%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£8,044
Annual rental tax£413
CGT yr 5£0 · company level
5y net total£28,571
Acquisition costs
25% deposit£206,250
Stamp duty£72,500
Refurb£1,875
Legal + survey£2,900
Mortgage + broker£13,375
Cash needed£296,900
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
An immaculate four-bedroom property on Baynhams Drive is an excellent opportunity to purchase a high-specification family home in a well-connected village location, and with the protection of the new homes guarantee. The ground floor has been reconfigured to create a generous, seamless kitchen, dining, and living space. There is built-in storage and a bench to create a snug dining area, and a further living zone with tri-fold doors that open to the garden. The integrated kitc…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice