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Year 5 disposal
BMV -36%
⊞ View all 23
12/ 100
Weak
6.45% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Priced below market -36% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- Monthly profit −£412/mo — significantly negative — real recurring drain
- -3.4% 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.
- EPC band not stated — verify the certificate before offering (2030 MEES minimum is band C).
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£412/mo
You top up £412/mo
Price vs market
Below market value
-36% vs 12 sold · interior unseen
Return · IRR
-3.4%/yr
Loses money over 5 years
Cash left in
£0
Fully recycled — pull all your cash back out
Price £400KCash to buy £159KReturn before costs on price · Rent by the room 6.45%5-yr return on cash -10%Rent est. £1,804 (£1,746–£1,864)
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: £1,746–£1,864/mo · n=50
Financing
DepositYour cash in — the rest is the mortgage25% · £100,000
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 (£15,107–£28,199 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £300,000 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£412
after mortgage, operating costs & tax
Rent in£1,804/mo gross
£1,735/mo collected · £69/mo lost to voids
Where it goes
£1,625Mortgage£522Costs
Outgoings exceed rent — you top up £412/mo
Mortgage£1,625
Costs£522
Management£180
Maintenance£100
Insurance£40
CapEx reserve£90
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£412
Returns
Return before costs on price5.41%
Cash return on cash-3.11%
Gross margin£1,213
Cash needed£159,292
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.07
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 | £21,648 | £6,265 | £19,500 | £0 | £0 | -£4,117 | -£4,117 |
| Year 2 | £22,297 | £6,453 | £19,500 | £0 | £0 | -£3,655 | -£7,772 |
| Year 3 | £22,966 | £6,646 | £19,500 | £0 | £0 | -£3,180 | -£10,952 |
| Year 4 | £23,655 | £6,846 | £19,500 | £0 | £0 | -£2,690 | -£13,642 |
| Year 5 | £24,365 | £7,051 | £19,500 | £0 | £0 | -£2,186 | -£15,828 |
Disposal gain (gross)-£21,700
CGT£0
Net Disposal proceeds£430,592
What we verified
What we verified
30093 ok · 0 caution · 0 fail · 9 unknown
Legal & planning
LeaseholdUnknown
Tenure & planningUnknown
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Conversion approvability
Per-property planning assessment
Likely approvable81% likely
Confidence: medium
- Article 4 direction applies — planning permission required for C3->C4 HMO
- concentration ~1.0% within 100m (1 known HMOs) — below the 10% 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 licensed-HMO register published by this council — the count below reflects granted planning decisions only and materially understates actual HMO density
Rent by the room concentration nearby
≈1.0% within 100 m vs 10% policy
1 known HMO within 100 m
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 ratingUnknown
EPC& 2030 deadlineEPC register
EPC band not available in the listing. The 2030 MEES minimum is band C — verify the certificate before offering.
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 cohortOX3 8LD · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Oxford Brookes · 2.3 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
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
3-bed · 1-bath · 1001 sqft
£25k–£49k
£ per sqft
building cost only
£25–£49
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£7,007–£13,013
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£11,011–£21,021
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
Short-stay let / Airbnb wins — +£1,300/mo · £1,712/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 5.41% | -£412 | £159,292 | -9.9% | Low | Feasible |
| Housing-benefit rent | 3.96% | -£889 | £159,292 | -27.7% | Med | Feasible |
| Council lease | 3.96% | -£614 | £159,292 | -20.8% | Low | Feasible |
| Refurb & refinance | 5.41% | -£412 | £187,349 | -8.4% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 17.98% | +£1,300 | £159,292 | 55.3% | High | Feasible |
| Buy, improve & sell | 0.00% | -£244 | £460,349 | 4% | Med | Feasible |
| Rent by the room | 6.86% | -£1,660 | £185,292 | -47.7% | — | Feasible |
Short-let (SA) context298 active short-lets nearby
Short-let market context
- 298 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Oxford · cap £1,321/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Oxford
- LHA monthly cap:
- £1,321
- 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 let75% occupancy
£263/night ADR
Based on 11 short-let comps nearby
Rent by the room conversion upside
-£248/mo cash flow vs Rent it out if converted to Rent by the room
7.20% Return before costs on price converted vs 5.41% as-is
🔓 +2 bedrooms potential
medium confidenceUnlocks ~£18,288/yr extra rent
3 → 5 lettable rooms · ~6.0% 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 (3 beds + 3 reception(s)) in 96 m²; convert 2 spare room(s) to bedrooms, keeping one reception as the lounge → up to 5 lettable rooms; 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); adds ~£1,524/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); 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.
3 → 5 bed HMOuplift 5.41% → 5.96%
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 (3 lettable rooms)
1× Double @ £775/mo1× Single @ £633/mo1× En-suite @ £878/mo
≈ £2,286/mo gross room income
As-is Rent it out
Monthly profit-£301
Return before costs on price5.41%
Cash needed£111,898
If converted to Rent by the room
Monthly profit-£550
Return before costs on price7.20%
Cash needed£127,898
Δ vs Rent it out Monthly profit-£248
+2 rooms (5 total)
Monthly profit+£381
Return before costs on price11.43%
Cash needed£147,898
Extra rent+£1,524/mo
Show conversion detail
Conversion cost estimate
£60,000
Range: £52,500 – £70,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 81% likely
medium confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- concentration ~1.0% within 100m (1 known HMOs) — below the 10% threshold
- local council HMO approval rate 81% (588 decisions)
1 known HMO within 100 m · ≈1.0% 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.
£60,694–£108,251full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 1 × bathroom£6,750–£12,375
- Rewire£5,005–£8,008
- Replumb£4,004–£7,007
- Windows£11,011–£19,019
- Paint + decor£10,010–£17,017
- Flooring£14,014–£25,025
Based on 1755 HMO comps within 555 m
Comparables
sold within 0.5 miWide · CV 76.9%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
1 known HMO within 100 m · ≈1.0% 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£21,648
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£4,949
Exit costs
Projected sale price (5y · 2%/yr growth)£441,632
Capital gain (pre-CGT)£41,632
Sale costs (~2.5%)£11,041
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-£15,828
Rates as of Oct 2024
Acquisition costs
£159,292cash neededPurchase price£400,000
Deposit (25%)£100,000
Stamp duty+5% additional-property surcharge£30,000
Refurb£20,142
Legal + survey£2,150
Mortgage fees£7,000
Total cash neededdeposit + costs (loan covers the rest)£159,292
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Offered with no chain, a well proportioned three bedroom family home situated in a sought-after residential location in Headington, offering over 1,000 sq ft of accommodation and an excellent-sized rear garden.
The ground floor comprises two generous reception rooms, providing flexible living and entertaining space, alongside a fitted kitchen leading through to a bright dining room with direct access to the rear garden.
Floor plans
Nearby active comparables11 rentals
Comparable rentals
OX3 · same beds + typeMedian nearby: £2,550/mo · 11 of 11 already let+£746 vs our est
- Leaf Living at Beckley Place, Oxford,…Let3b£2,825/moMay 2026
- Leaf Living at Beckley Place, Oxford,…Let3b£2,815/moMay 2026
- Leaf Living At Beckley Place, Oxford…Let3b£2,815/moMay 2026
- Leaf Living At Beckley Place, Oxford…Let3b£2,825/moMay 2026
- Acland Close, Headington OX3Let3b£1,900/moMay 2026
- Arlington Drive, Marston, Oxford OX3Let3b£3,500/moDec 2025
- Old Barn Ground, Headington, Oxford O…Let3b£2,550/moJun 2025
- Demesne Furze, Headington OX3Let3b£1,900/moJun 2025
- Acland Close, Headington OX3Let3b£2,100/moJun 2025
- Ferry Road, Marston OX3Let3b£2,400/moJun 2025
- Windmill Road, Central Headington OX3Let3b£2,350/moJun 2025
Other deals nearby
OX3 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Chancellors - Headington
About this listing
87 days · ZooplaPrice history
5-year price trend
Monthly profit
−£412
Cash needed
£159K
Return after costs
-3.11%
IRR
-3.42%
Listed 87d ago
Green Road, Headington, Oxford OX3
detached · 3 bed · 1 bath · 1,001 sqft
£400,000
est £1,804 · 5.41% gross
Chain free
Priced below market
1 / 23
12/100
Marginal
6.45% Rent by the room strategy — market rent unverified, verify locally.
Priced below market -36% vs 12 nearby sold (last 12 mo)
Chain free
Price
£400K
36% below sold comps
Return before costs (best)
6.45%
Rent by the room
Bedrooms
3
1 bath
Energy rating
—
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: £1,746–£1,864/mo · n=50
Financing
DepositYour cash in — the rest is the mortgage25% · £100,000
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 (£15,107–£28,199 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £300,000 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£412
after mortgage, operating costs & tax
Rent in£1,804/mo gross
£1,735/mo collected · £69/mo lost to voids
Where it goes
£1,625Mortgage£522Costs
Outgoings exceed rent — you top up £412/mo
Mortgage£1,625
Costs£522
Management£180
Maintenance£100
Insurance£40
CapEx reserve£90
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£412
Returns
Return before costs on price5.41%
Cash return on cash-3.11%
Gross margin£1,213
Cash needed£159,292
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.07
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context298 active short-lets nearby
Short-let market context
- 298 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Oxford · cap £1,321/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Oxford
- LHA monthly cap:
- £1,321
- 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 | £21,648 | £6,265 | £19,500 | £0 | £0 | -£4,117 | -£4,117 |
| Year 2 | £22,297 | £6,453 | £19,500 | £0 | £0 | -£3,655 | -£7,772 |
| Year 3 | £22,966 | £6,646 | £19,500 | £0 | £0 | -£3,180 | -£10,952 |
| Year 4 | £23,655 | £6,846 | £19,500 | £0 | £0 | -£2,690 | -£13,642 |
| Year 5 | £24,365 | £7,051 | £19,500 | £0 | £0 | -£2,186 | -£15,828 |
Rent by the room upside
What we verified
4008
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeUnknown
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCPostcode estimate — check the registerNot stated on the listing
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 76.9%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,900
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£15,828
Acquisition costs
25% deposit£100,000
Stamp duty£30,000
Refurb£20,142
Legal + survey£2,150
Mortgage + broker£7,000
Cash needed£159,292
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
Offered with no chain, a well proportioned three bedroom family home situated in a sought-after residential location in Headington, offering over 1,000 sq ft of accommodation and an excellent-sized rear garden.
The ground floor comprises two generous reception rooms, providing flexible living and entertaining space, alongside a fitted kitchen leading through to a bright dining room with direct access to the rear garden.
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice