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Year 5 disposal
BMV -6%
⊞ View all 14
41/ 100
Caution
Real 7.30% return before costs but flagged risks need pricing in.
Why it works
- 7.30% return before costs — above-market
- Priced below market -6% vs 12 nearby sold (last 12 mo) — instant equity
- Long lease (150 yrs) — no short-lease drag
- EPC C — MEES compliant
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£128/mo — mildly negative — equity build may cover
- -1.3% 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
−£128/mo
You top up £128/mo
Price vs market
Below market value
-6% vs 12 sold · interior unseen
Return · IRR
-1.3%/yr
Loses money over 5 years
Cash left in
£97K
Stays in after refinancing at value
Price £290KCash to buy £112KReturn before costs on price 7.30%5-yr return on cash 0%Rent est. £1,764 (£1,614–£1,928)
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: £1,614–£1,928/mo · n=61
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 (£9,673–£18,056 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
-£128
after mortgage, operating costs & tax
Rent in£1,764/mo gross
£1,696/mo collected · £68/mo lost to voids
Where it goes
£1,178Mortgage£646Costs
Outgoings exceed rent — you top up £128/mo
Mortgage£1,178
Costs£646
Management£176
Maintenance£67
Insurance£28
CapEx reserve£88
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£128
Returns
Return before costs on price7.30%
Cash return on cash-1.37%
Gross margin£1,050
Cash needed£112,272
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.44
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 | £21,168 | £7,752 | £14,138 | £0 | £0 | -£722 | -£722 |
| Year 2 | £21,803 | £7,985 | £14,138 | £0 | £0 | -£319 | -£1,041 |
| Year 3 | £22,457 | £8,224 | £14,138 | £0 | £18 | £77 | -£964 |
| Year 4 | £23,131 | £8,471 | £14,138 | £0 | £99 | £423 | -£540 |
| Year 5 | £23,825 | £8,725 | £14,138 | £0 | £183 | £779 | £239 |
Disposal gain (gross)-£12,243
CGT£0
Net Disposal proceeds£312,179
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
Leasehold150 yr
Tenure & planning150 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
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 cohortOX3 0JA · 2 bed
Primary profile
Student let
Nearest university
for student-let assessment
Oxford Brookes · 1 km
Reason
1 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 history87d on marketno cuts yet
Strategy matrix
Rent it out wins — -£128/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 | 7.30% | -£128 | £112,272 | 0.2% | Low | Feasible |
| Housing-benefit rent | 4.64% | -£722 | £112,272 | -32.2% | Med | Feasible |
| Council lease | 4.64% | -£486 | £112,272 | -23.7% | Low | Feasible |
| Refurb & refinance | 7.30% | -£128 | £131,931 | 0.2% | Med | Feasible |
| Short-stay let / Airbnb | 8.91% | -£349 | £112,272 | -15.6% | High | Feasible |
| Buy, improve & sell | 0.00% | -£374 | £329,581 | 5% | 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
-£198/mo cash flow vs Rent it out if converted to Rent by the room
9.93% Return before costs on price converted vs 7.30% as-is
As-is Rent it out
Monthly profit+£78
Return before costs on price7.30%
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-£198
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 miWide · CV 33.1%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 & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodNew Marston Primary SchoolPrimary · Academy sponsor led · OX3 0AY
- GoodSt Nicholas' Primary and Nursery SchoolPrimary · Community school · OX3 0PJ
- Not ratedMeadowbrook CollegeNot applicable · Academy alternative provision converter · OX3 0PG
- Not ratedOxford Brookes UniversityNot applicable · Higher education institutions · OX3 0BP
- Not ratedSt Michael's CofE Primary School, Oxford CityPrimary · Voluntary aided school · OX3 0EJ
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£21,168
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,536
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£239
Rates as of Oct 2024
Acquisition costs
£112,272cash neededPurchase price£290,000
Deposit (25%)£72,500
Stamp duty+5% additional-property surcharge£19,000
Refurb£12,897
Legal + survey£2,525
Mortgage fees£5,350
Total cash neededdeposit + costs (loan covers the rest)£112,272
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Summary A beautifully presented two-bedroom apartment located in the sought-after area of Marston, finished to a lovely standard throughout.
Floor plans
Nearby active comparables20 rentals · 5 deals
Comparable rentals
OX3 · same beds + typeMedian nearby: £1,650/mo · 19 of 20 already let-£114 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 · Connells - Headington, Oxford
About this listing
87 days · ZooplaPrice history
5-year price trend
Monthly profit
−£128
Cash needed
£112K
Return after costs
-1.37%
IRR
-1.33%
Listed 87d ago
Marston Road, Marston, Oxford OX3
flat · 2 bed · 1 bath · 581 sqft
£290,000
est £1,764 · 7.30% gross
Leasehold 150yrEPC C
Priced below market
1 / 14
41/100
Caution
7.30% — verify the rent + comps locally.
Priced below market -6% vs 12 nearby sold (last 12 mo)
7.30% Return before costs — above-market
Price
£290K
6% below sold comps
Return before costs
7.30%
est rent £1,764/monot enough comparablesRange £1,614–£1,928/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: £1,614–£1,928/mo · n=61
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 (£9,673–£18,056 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
-£128
after mortgage, operating costs & tax
Rent in£1,764/mo gross
£1,696/mo collected · £68/mo lost to voids
Where it goes
£1,178Mortgage£646Costs
Outgoings exceed rent — you top up £128/mo
Mortgage£1,178
Costs£646
Management£176
Maintenance£67
Insurance£28
CapEx reserve£88
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£128
Returns
Return before costs on price7.30%
Cash return on cash-1.37%
Gross margin£1,050
Cash needed£112,272
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.44
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 | £21,168 | £7,752 | £14,138 | £0 | £0 | -£722 | -£722 |
| Year 2 | £21,803 | £7,985 | £14,138 | £0 | £0 | -£319 | -£1,041 |
| Year 3 | £22,457 | £8,224 | £14,138 | £0 | £18 | £77 | -£964 |
| Year 4 | £23,131 | £8,471 | £14,138 | £0 | £99 | £423 | -£540 |
| Year 5 | £23,825 | £8,725 | £14,138 | £0 | £183 | £779 | £239 |
Rent by the room upside
What we verified
4206
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining150 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
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 33.1%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£239
Acquisition costs
25% deposit£72,500
Stamp duty£19,000
Refurb£12,897
Legal + survey£2,525
Mortgage + broker£5,350
Cash needed£112,272
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
Summary A beautifully presented two-bedroom apartment located in the sought-after area of Marston, finished to a lovely standard throughout.
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice