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Year 5 disposal
⊞ View all 6
30/ 100
Weak
7.06% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.06% return before costs — above-market
- Long lease (103 yrs) — no short-lease drag
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£120/mo — mildly negative — equity build may cover
- -1.2% 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
−£120/mo
You top up £120/mo
Price vs market
Above comparable sales
+13% vs 12 sold
Return · IRR
-1.2%/yr
Loses money over 5 years
Cash to get in
£114K
Deposit + fees + refurb
Price £290KReturn before costs on price 7.06%5-yr return on cash 0%Rent est. £1,705 (£1,564–£1,859)
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: £1,564–£1,859/mo · n=52
Financing
DepositYour cash in — the rest is the mortgage25% · £72,500
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 (£11,213–£20,930 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £217,500 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
-£120
after mortgage, operating costs & tax
Rent in£1,705/mo gross
£1,639/mo collected · £66/mo lost to voids
Where it goes
£1,178Mortgage£581Costs
Outgoings exceed rent — you top up £120/mo
Mortgage£1,178
Costs£581
Management£171
Maintenance£67
Insurance£28
CapEx reserve£85
Voids + council tax£8
Service charge + ground rent£118
Ltd co. accounts£104
Tax—
Shortfall−£120
Returns
Return before costs on price7.06%
Cash return on cash-1.26%
Gross margin£1,058
Cash needed£114,325
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.39
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 | £20,460 | £6,974 | £14,138 | £0 | £0 | -£651 | -£651 |
| Year 2 | £21,074 | £7,183 | £14,138 | £0 | £0 | -£247 | -£898 |
| Year 3 | £21,706 | £7,399 | £14,138 | £0 | £32 | £138 | -£761 |
| Year 4 | £22,357 | £7,621 | £14,138 | £0 | £114 | £485 | -£276 |
| Year 5 | £23,028 | £7,849 | £14,138 | £0 | £198 | £843 | £568 |
Disposal gain (gross)-£14,296
CGT£0
Net Disposal proceeds£312,179
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
Leasehold103 yr
Tenure & planning103 yr
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
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
SchoolsChecking…
Schools& Ofsted catchmentGIAS register
No schools indexed for this postcode sector.
Investor
Tenant profileMixed demand
Tenant profilelikely cohortOX3 8FS · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Oxford Brookes · 1.9 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 — -£120/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 | 7.06% | -£120 | £114,325 | 0.5% | Low | Feasible |
| Housing-benefit rent | 4.64% | -£667 | £114,325 | -28.5% | Med | Feasible |
| Council lease | 4.64% | -£429 | £114,325 | -20.1% | Low | Feasible |
| Refurb & refinance | 7.06% | -£120 | £134,805 | 0.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£317 | £332,455 | 4% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
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
Rent by the room conversion upside
-£159/mo cash flow vs Rent it out if converted to Rent by the room
9.93% Return before costs on price converted vs 7.06% as-is
As-is Rent it out
Monthly profit+£39
Return before costs on price7.06%
Cash needed£84,398
If converted to Rent by the room
Monthly profit-£120
Return before costs on price9.93%
Cash needed£100,398
Δ vs Rent it out Monthly profit-£159
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.
£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 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 & 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£20,460
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,438
Exit costs
Projected sale price (5y · 2%/yr growth)£320,183
Capital gain (pre-CGT)£30,183
Sale costs (~2.5%)£8,005
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£568
Rates as of Oct 2024
Acquisition costs
£114,325cash neededPurchase price£290,000
Deposit (25%)£72,500
Stamp duty+5% additional-property surcharge£19,000
Refurb£14,950
Legal + survey£2,525
Mortgage fees£5,350
Total cash neededdeposit + costs (loan covers the rest)£114,325
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Contemporary two bedroom flat in sought-after location.
Well appointed purpose built ground floor leasehold apartment in private setting, offered for sale with no onward chain. Two bedroom accommodation with a spacious living / dining room, separate white fitted kitchen and a white /chrome bathroom. Offered for sale with no onward chain.
Situated within the Headington and perfectly placed access to The Churchill Hospital, Nuffield Orthopaedic Centre, Brookes University, the…
Floor plans
Nearby active comparables20 rentals · 5 deals
Comparable rentals
OX3 · same beds + typeMedian nearby: £1,650/mo · 19 of 20 already let-£55 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
Listing metazoopla · Scott Fraser - Headington
About this listing
30 days · ZooplaPrice history
5-year price trend
Monthly profit
−£120
Cash needed
£114K
Return after costs
-1.26%
IRR
-1.21%
Listed 30d ago
Douglas Downes Close, Headington, Oxford OX3
flat · 2 bed · 1 bath
£290,000
est £1,705 · 7.06% gross
Leasehold 103yrEPC C
1 / 6
30/100
Marginal
7.06% — verify the rent + comps locally.
7.06% Return before costs — above-market
Price
£290K
13% above sold comps
Return before costs
7.06%
est rent £1,705/monot enough comparablesRange £1,564–£1,859/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: £1,564–£1,859/mo · n=52
Financing
DepositYour cash in — the rest is the mortgage25% · £72,500
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 (£11,213–£20,930 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £217,500 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
-£120
after mortgage, operating costs & tax
Rent in£1,705/mo gross
£1,639/mo collected · £66/mo lost to voids
Where it goes
£1,178Mortgage£581Costs
Outgoings exceed rent — you top up £120/mo
Mortgage£1,178
Costs£581
Management£171
Maintenance£67
Insurance£28
CapEx reserve£85
Voids + council tax£8
Service charge + ground rent£118
Ltd co. accounts£104
Tax—
Shortfall−£120
Returns
Return before costs on price7.06%
Cash return on cash-1.26%
Gross margin£1,058
Cash needed£114,325
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.39
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
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 | £20,460 | £6,974 | £14,138 | £0 | £0 | -£651 | -£651 |
| Year 2 | £21,074 | £7,183 | £14,138 | £0 | £0 | -£247 | -£898 |
| Year 3 | £21,706 | £7,399 | £14,138 | £0 | £32 | £138 | -£761 |
| Year 4 | £22,357 | £7,621 | £14,138 | £0 | £114 | £485 | -£276 |
| Year 5 | £23,028 | £7,849 | £14,138 | £0 | £198 | £843 | £568 |
Rent by the room upside
What we verified
6206
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining103 yr
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
Service chargeReduces net yield£1,320/yr
Ground rentDoubling clauses kill mortgageability£100/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 miWide · CV 20.6%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,828
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£568
Acquisition costs
25% deposit£72,500
Stamp duty£19,000
Refurb£14,950
Legal + survey£2,525
Mortgage + broker£5,350
Cash needed£114,325
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
Contemporary two bedroom flat in sought-after location.
Well appointed purpose built ground floor leasehold apartment in private setting, offered for sale with no onward chain. Two bedroom accommodation with a spacious living / dining room, separate white fitted kitchen and a white /chrome bathroom. Offered for sale with no onward chain.
Situated within the Headington and perfectly placed access to The Churchill Hospital, Nuffield Orthopaedic Centre, Brookes University, the…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice