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Year 5 disposal
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21/ 100
Weak
6.09% return before costs — verify the rent + comps locally.
Why it works
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£167/mo — mildly negative — equity build may cover
- -0.8% 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
−£167/mo
You top up £167/mo
Price
£700K
No local sold comps to compare
Return · IRR
-0.8%/yr
Loses money over 5 years
Cash to get in
£349K
Deposit + fees + refurb
Return before costs on price 6.09%5-yr return on cash 2%Rent est. £3,551 (£3,180–£3,965)
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: £3,180–£3,965/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £175,000
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 (£74,762–£139,555 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £525,000 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
-£167
after mortgage, operating costs & tax
Rent in£3,551/mo gross
£3,414/mo collected · £137/mo lost to voids
Where it goes
£2,844Mortgage£737Costs
Outgoings exceed rent — you top up £167/mo
Mortgage£2,844
Costs£737
Management£355
Maintenance£50
Insurance£40
CapEx reserve£178
Voids + council tax£11
Ltd co. accounts£104
Tax—
Shortfall−£167
Returns
Return before costs on price6.09%
Cash return on cash-0.57%
Gross margin£2,677
Cash needed£349,082
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.20
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 | £42,612 | £8,848 | £34,125 | £0 | £0 | -£361 | -£361 |
| Year 2 | £43,890 | £9,114 | £34,125 | £0 | £124 | £528 | £166 |
| Year 3 | £45,207 | £9,387 | £34,125 | £0 | £322 | £1,373 | £1,539 |
| Year 4 | £46,563 | £9,669 | £34,125 | £0 | £526 | £2,244 | £3,783 |
| Year 5 | £47,960 | £9,959 | £34,125 | £0 | £737 | £3,139 | £6,922 |
Disposal gain (gross)-£109,047
CGT£0
Net Disposal proceeds£753,535
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 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
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 7TS · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Oxford · 3.7 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 · 3-bath · 1237 sqft
£36k–£71k
£ per sqft
building cost only
£29–£57
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 3 × bathroom · Full strip + retile£9,975–£19,950
- Paint + decor£8,659–£16,081
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£13,607–£25,977
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 history87d on marketno cuts yet
Strategy matrix
Rent it out wins — -£167/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 | 6.09% | -£167 | £349,082 | 2.0% | Low | Feasible |
| Housing-benefit rent | 2.99% | -£1,745 | £349,082 | -26.4% | Med | Feasible |
| Council lease | 2.99% | -£1,380 | £349,082 | -22.2% | Low | Feasible |
| Refurb & refinance | 6.09% | -£167 | £423,955 | 1.6% | Med | Feasible |
| Short-stay let / Airbnb | 5.13% | -£1,458 | £349,082 | -23.4% | High | Feasible |
| Buy, improve & sell | 0.00% | -£194 | £902,455 | -6% | Med | Feasible |
| Rent by the room | 5.40% | -£2,717 | £383,082 | -38.3% | — | Feasible |
Short-let (SA) context352 active short-lets nearby
Short-let market context
- 352 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 let71% occupancy
£138/night ADR
Based on 13 short-let comps nearby
Rent by the room conversion upside
-£1,666/mo cash flow vs Rent it out if converted to Rent by the room
4.11% Return before costs on price converted vs 6.09% as-is
Room mix (4 lettable rooms)
2× Double @ £794/mo1× Single @ £646/mo1× En-suite @ £916/mo
≈ £3,149/mo gross room income
As-is Rent it out
Monthly profit-£56
Return before costs on price6.09%
Cash needed£186,898
If converted to Rent by the room
Monthly profit-£1,722
Return before costs on price4.11%
Cash needed£202,898
Δ vs Rent it out Monthly profit-£1,666
Show conversion detail
Conversion cost estimate
£27,500
Range: £20,000 – £37,500
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.
£84,578–£150,937full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 3 × bathroom£20,250–£37,125
- Rewire£6,185–£9,896
- Replumb£4,948–£8,659
- Windows£13,607–£23,503
- Paint + decor£12,370–£21,029
- Flooring£17,318–£30,925
Based on 1558 HMO comps within 3.3 km
Comparables
sold within 0.5 miLoading 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
- OutstandingNorthern House AcademyNot applicable · Academy special converter · OX2 7JN
- Not ratedd'Overbroeck'sNot applicable · Other independent school · OX2 7PL
- Not ratedSt Clare's, OxfordNot applicable · Other independent school · OX2 7AL
- Not ratedSt Edward's SchoolNot applicable · Other independent school · OX2 7NN
- Not ratedSummer Fields SchoolNot applicable · Other independent school · OX2 7EN
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£42,612
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,000
Exit costs
Projected sale price (5y · 2%/yr growth)£772,857
Capital gain (pre-CGT)£72,857
Sale costs (~2.5%)£19,321
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£6,922
Rates as of Oct 2024
Acquisition costs
£349,082cash neededPurchase price£700,000
Deposit (25%)£175,000
Stamp duty+5% additional-property surcharge£60,000
Refurb£99,682
Legal + survey£2,900
Mortgage fees£11,500
Total cash neededdeposit + costs (loan covers the rest)£349,082
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A beautifully renovated and extended 4 bedroom, 2 bathroom home in the sought-after area of North Oxford.
This immaculately presented family property offers both style and practicality throughout.
The ground floor features a welcoming entrance hall leading to a bright reception room on the left.
Floor plans
Listing metazoopla · Taylors - Oxford City Sales
About this listing
87 days · ZooplaPrice history
5-year price trend
Monthly profit
−£167
Cash needed
£349K
Return after costs
-0.57%
IRR
-0.78%
Listed 87d ago
Jackson Road, Oxford, Oxfordshire OX2
terraced · 4 bed · 3 bath · 1,237 sqft
£700,000
est £3,551 · 6.09% gross
EPC C
1 / 19
21/100
Marginal
6.09% — verify the rent + comps locally.
6.09% Return before costs — around the area average for this property type.
Monthly profit −£167/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating C — Min. energy standard 2030 compliant.
Price
£700K
Return before costs
6.09%
est rent £3,551/monot enough comparablesRange £3,180–£3,965/mo (Q1–Q3)
Bedrooms
4
3 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: £3,180–£3,965/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £175,000
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 (£74,762–£139,555 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £525,000 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
-£167
after mortgage, operating costs & tax
Rent in£3,551/mo gross
£3,414/mo collected · £137/mo lost to voids
Where it goes
£2,844Mortgage£737Costs
Outgoings exceed rent — you top up £167/mo
Mortgage£2,844
Costs£737
Management£355
Maintenance£50
Insurance£40
CapEx reserve£178
Voids + council tax£11
Ltd co. accounts£104
Tax—
Shortfall−£167
Returns
Return before costs on price6.09%
Cash return on cash-0.57%
Gross margin£2,677
Cash needed£349,082
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.20
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context352 active short-lets nearby
Short-let market context
- 352 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 | £42,612 | £8,848 | £34,125 | £0 | £0 | -£361 | -£361 |
| Year 2 | £43,890 | £9,114 | £34,125 | £0 | £124 | £528 | £166 |
| Year 3 | £45,207 | £9,387 | £34,125 | £0 | £322 | £1,373 | £1,539 |
| Year 4 | £46,563 | £9,669 | £34,125 | £0 | £526 | £2,244 | £3,783 |
| Year 5 | £47,960 | £9,959 | £34,125 | £0 | £737 | £3,139 | £6,922 |
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 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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£6,825
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£6,922
Acquisition costs
25% deposit£175,000
Stamp duty£60,000
Refurb£99,682
Legal + survey£2,900
Mortgage + broker£11,500
Cash needed£349,082
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 beautifully renovated and extended 4 bedroom, 2 bathroom home in the sought-after area of North Oxford.
This immaculately presented family property offers both style and practicality throughout.
The ground floor features a welcoming entrance hall leading to a bright reception room on the left.
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice