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Year 5 disposal
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36/ 100
Weak
8.60% return before costs — verify the rent + comps locally.
Why it works
- 8.60% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC C — MEES compliant
Why to be cautious
- Leasehold 85yr — verify at solicitor
- Service charge unknown — could swing £100-300/mo
- 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
+£60/mo
Barely breaks even each month
Price
£260K
No local sold comps to compare
Return · IRR
0.9%/yr
Modest annualised return
Cash to get in
£99K
Deposit + fees + refurb
Return before costs on price 8.60%5-yr return on cash 11%Rent est. £1,864 (£1,709–£2,033)
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: £1,709–£2,033/mo · n=27
Financing
DepositYour cash in — the rest is the mortgage25% · £65,000
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 (£7,580–£14,148 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £195,000 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£60
after mortgage, operating costs & tax
Rent in£1,864/mo gross
£1,792/mo collected · £72/mo lost to voids
Where it goes
£1,056Mortgage£662Costs
£60/mo left as profit · 3% of rent kept
Mortgage£1,056
Costs£662
Management£186
Maintenance£67
Insurance£28
CapEx reserve£93
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Tax£14
Profit+£60
Returns
Return before costs on price8.60%
Cash return on cash0.73%
Gross margin£1,131
Cash needed£98,531
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.70
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 | £22,368 | £7,941 | £12,675 | £0 | £333 | £1,419 | £1,419 |
| Year 2 | £23,039 | £8,179 | £12,675 | £0 | £415 | £1,770 | £3,189 |
| Year 3 | £23,730 | £8,424 | £12,675 | £0 | £500 | £2,131 | £5,320 |
| Year 4 | £24,442 | £8,677 | £12,675 | £0 | £587 | £2,503 | £7,823 |
| Year 5 | £25,175 | £8,937 | £12,675 | £0 | £677 | £2,886 | £10,709 |
Disposal gain (gross)-£8,747
CGT£0
Net Disposal proceeds£279,884
What we verified
What we verified
33053 ok · 3 caution · 0 fail · 5 unknown
Legal & planning
Leasehold85 yr
Tenure & planning85 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 profileMixed demand
Tenant profilelikely cohortOX2 9RQ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Oxford · 4.8 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 · 647 sqft
£19k–£37k
£ per sqft
building cost only
£29–£58
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,529–£8,411
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£7,117–£13,587
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 — +£60/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 | 8.60% | +£60 | £98,531 | 10.9% | Low | Feasible |
| Housing-benefit rent | 5.18% | -£601 | £98,531 | -29.3% | Med | Feasible |
| Council lease | 5.18% | -£365 | £98,531 | -19.6% | Low | Feasible |
| Refurb & refinance | 8.60% | +£60 | £115,573 | 9.3% | Med | Feasible |
| Short-stay let / Airbnb | 5.99% | -£731 | £98,531 | -43.0% | High | Feasible |
| Buy, improve & sell | 0.00% | -£374 | £292,673 | 6% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context406 active short-lets nearby
Short-let market context
- 406 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
- 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 let36% occupancy
£119/night ADR
Based on 5 short-let comps nearby
Rent by the room conversion upside
-£241/mo cash flow vs Rent it out if converted to Rent by the room
11.08% Return before costs on price converted vs 8.60% as-is
As-is Rent it out
Monthly profit+£238
Return before costs on price8.60%
Cash needed£76,898
If converted to Rent by the room
Monthly profit-£3
Return before costs on price11.08%
Cash needed£92,898
Δ vs Rent it out Monthly profit-£241
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
£45,118–£81,347full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 1 × bathroom£6,750–£12,375
- Rewire£3,235–£5,176
- Replumb£2,588–£4,529
- Windows£7,117–£12,293
- Paint + decor£6,470–£10,999
- Flooring£9,058–£16,175
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
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- Requires improvementBotley SchoolPrimary · Academy sponsor led · OX2 9JZ
- Not ratedCumnor Church of England School (Voluntary Controlled)Primary · Voluntary controlled school · OX2 9PQ
- Not ratedMatthew Arnold SchoolSecondary · Academy converter · OX2 9JE
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£22,368
Section 24 credit£0
Annual tax due£333
Post-tax Monthly profit annual£559
Exit costs
Projected sale price (5y · 2%/yr growth)£287,061
Capital gain (pre-CGT)£27,061
Sale costs (~2.5%)£7,177
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£10,709
Rates as of Oct 2024
Acquisition costs
£98,531cash neededPurchase price£260,000
Deposit (25%)£65,000
Stamp duty+5% additional-property surcharge£16,000
Refurb£10,106
Legal + survey£2,525
Mortgage fees£4,900
Total cash neededdeposit + costs (loan covers the rest)£98,531
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
An opportunity to purchase a well presented second (top) floor two double bedroom purpose built apartment offering approximately 700 sq ft of lateral accommodation.
Floor plans
Listing metazoopla · Chancellors - Botley
About this listing
87 days · ZooplaPrice history
5-year price trend
Monthly profit
+£60
Cash needed
£99K
Return after costs
0.73%
IRR
0.85%
Listed 87d ago
Kimmeridge Road, Cumnor, Oxford OX2
flat · 2 bed · 1 bath · 647 sqft
£260,000
est £1,864 · 8.60% gross
Leasehold 85yrEPC C
1 / 18
36/100
Marginal
8.60% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.60% Return before costs — above-market
Lease 85 yrs — extend before exit
Price
£260K
Return before costs
8.60%
est rent £1,864/monot enough comparablesRange £1,709–£2,033/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: £1,709–£2,033/mo · n=27
Financing
DepositYour cash in — the rest is the mortgage25% · £65,000
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 (£7,580–£14,148 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £195,000 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£60
after mortgage, operating costs & tax
Rent in£1,864/mo gross
£1,792/mo collected · £72/mo lost to voids
Where it goes
£1,056Mortgage£662Costs
£60/mo left as profit · 3% of rent kept
Mortgage£1,056
Costs£662
Management£186
Maintenance£67
Insurance£28
CapEx reserve£93
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Tax£14
Profit+£60
Returns
Return before costs on price8.60%
Cash return on cash0.73%
Gross margin£1,131
Cash needed£98,531
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.70
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context406 active short-lets nearby
Short-let market context
- 406 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
- 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 | £22,368 | £7,941 | £12,675 | £0 | £333 | £1,419 | £1,419 |
| Year 2 | £23,039 | £8,179 | £12,675 | £0 | £415 | £1,770 | £3,189 |
| Year 3 | £23,730 | £8,424 | £12,675 | £0 | £500 | £2,131 | £5,320 |
| Year 4 | £24,442 | £8,677 | £12,675 | £0 | £587 | £2,503 | £7,823 |
| Year 5 | £25,175 | £8,937 | £12,675 | £0 | £677 | £2,886 | £10,709 |
Rent by the room upside
What we verified
3306
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining85 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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,535
Annual rental tax£169
CGT yr 5£0 · company level
5y net total£10,709
Acquisition costs
25% deposit£65,000
Stamp duty£16,000
Refurb£10,106
Legal + survey£2,525
Mortgage + broker£4,900
Cash needed£98,531
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 opportunity to purchase a well presented second (top) floor two double bedroom purpose built apartment offering approximately 700 sq ft of lateral accommodation.
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice