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Year 5 disposal
BMV -5%
⊞ View all 7
38/ 100
Weak
7.02% return before costs — verify the rent + comps locally.
Why it works
- 7.02% return before costs — above-market
- Priced below market -5% vs 12 nearby sold (last 12 mo) — instant equity
- Long lease (107 yrs) — no short-lease drag
- EPC C — MEES compliant
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£181/mo — mildly negative — equity build may cover
- -1.9% 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
−£181/mo
You top up £181/mo
Price vs market
Below market value
-5% vs 12 sold · interior unseen
Return · IRR
-1.9%/yr
Loses money over 5 years
Cash left in
£105K
Stays in after refinancing at value
Price £295KCash to buy £116KReturn before costs on price 7.02%5-yr return on cash -3%Rent est. £1,725 (£1,513–£1,967)
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: £1,513–£1,967/mo · n=59
Financing
DepositYour cash in — the rest is the mortgage25% · £73,750
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 £221,250 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
-£181
after mortgage, operating costs & tax
Rent in£1,725/mo gross
£1,659/mo collected · £66/mo lost to voids
Where it goes
£1,198Mortgage£641Costs
Outgoings exceed rent — you top up £181/mo
Mortgage£1,198
Costs£641
Management£173
Maintenance£67
Insurance£28
CapEx reserve£86
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£181
Returns
Return before costs on price7.02%
Cash return on cash-1.87%
Gross margin£1,017
Cash needed£116,150
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.38
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 | £20,700 | £7,694 | £14,381 | £0 | £0 | -£1,375 | -£1,375 |
| Year 2 | £21,321 | £7,925 | £14,381 | £0 | £0 | -£985 | -£2,360 |
| Year 3 | £21,961 | £8,163 | £14,381 | £0 | £0 | -£583 | -£2,944 |
| Year 4 | £22,619 | £8,407 | £14,381 | £0 | £0 | -£169 | -£3,113 |
| Year 5 | £23,298 | £8,660 | £14,381 | £0 | £49 | £208 | -£2,905 |
Disposal gain (gross)-£14,414
CGT£0
Net Disposal proceeds£317,561
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
Leasehold107 yr
Tenure & planning107 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 0EW · 2 bed
Primary profile
Student let
Nearest university
for student-let assessment
Oxford Brookes · 0.8 km
Reason
0.8 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 · 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 history57d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — -£170/mo · £11/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 | 7.02% | -£181 | £116,150 | -2.5% | Low | Feasible |
| Housing-benefit rent | 4.56% | -£744 | £116,150 | -32.3% | Med | Feasible |
| Council lease | 4.56% | -£507 | £116,150 | -24.0% | Low | Feasible |
| Refurb & refinance | 7.02% | -£181 | £136,880 | -2.1% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 10.12% | -£170 | £116,150 | -5.2% | High | Feasible |
| Buy, improve & sell | 0.00% | -£374 | £337,955 | 4% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context390 active short-lets nearby
Short-let market context
- 390 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 let55% occupancy
£149/night ADR
Based on 24 short-let comps nearby
Rent by the room conversion upside
-£176/mo cash flow vs Rent it out if converted to Rent by the room
9.76% Return before costs on price converted vs 7.02% as-is
As-is Rent it out
Monthly profit+£36
Return before costs on price7.02%
Cash needed£85,648
If converted to Rent by the room
Monthly profit-£140
Return before costs on price9.76%
Cash needed£101,648
Δ vs Rent it out Monthly profit-£176
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
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.
£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 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
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
- 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£20,700
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,171
Exit costs
Projected sale price (5y · 2%/yr growth)£325,704
Capital gain (pre-CGT)£30,704
Sale costs (~2.5%)£8,143
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-£2,905
Rates as of Oct 2024
Acquisition costs
£116,150cash neededPurchase price£295,000
Deposit (25%)£73,750
Stamp duty+5% additional-property surcharge£19,500
Refurb£14,950
Legal + survey£2,525
Mortgage fees£5,425
Total cash neededdeposit + costs (loan covers the rest)£116,150
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A two bedroom first floor maisonette in this popular area of oxford. The property is situated in marston with excellent bus links for the city centre and hospitals. The property also benefits from off road parking and a private garden.
The property comprises Living dining room, fully fitted kitchen. Two bedrooms and a bathroom with a bath and shower. There is also an enclosed rear garden laid to patio and lawn and driveway with off road parking
Floor plans
Nearby active comparables20 rentals · 5 deals
Comparable rentals
OX3 · same beds + typeMedian nearby: £1,650/mo · 19 of 20 already let-£75 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 · Martin & Co Abingdon
About this listing
57 days · ZooplaPrice history
5-year price trend
Monthly profit
−£181
Cash needed
£116K
Return after costs
-1.87%
IRR
-1.86%
Listed 57d ago
Marston Road, Marston, Oxford, Oxon OX3
flat · 2 bed · 1 bath
£295,000
est £1,725 · 7.02% gross
Leasehold 107yrEPC C
Priced below market
1 / 7
38/100
Marginal
7.02% — verify the rent + comps locally.
Priced below market -5% vs 12 nearby sold (last 12 mo)
7.02% Return before costs — above-market
Price
£295K
5% below sold comps
Return before costs
7.02%
est rent £1,725/monot enough comparablesRange £1,513–£1,967/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: £1,513–£1,967/mo · n=59
Financing
DepositYour cash in — the rest is the mortgage25% · £73,750
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 £221,250 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
-£181
after mortgage, operating costs & tax
Rent in£1,725/mo gross
£1,659/mo collected · £66/mo lost to voids
Where it goes
£1,198Mortgage£641Costs
Outgoings exceed rent — you top up £181/mo
Mortgage£1,198
Costs£641
Management£173
Maintenance£67
Insurance£28
CapEx reserve£86
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£181
Returns
Return before costs on price7.02%
Cash return on cash-1.87%
Gross margin£1,017
Cash needed£116,150
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.38
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context390 active short-lets nearby
Short-let market context
- 390 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 | £20,700 | £7,694 | £14,381 | £0 | £0 | -£1,375 | -£1,375 |
| Year 2 | £21,321 | £7,925 | £14,381 | £0 | £0 | -£985 | -£2,360 |
| Year 3 | £21,961 | £8,163 | £14,381 | £0 | £0 | -£583 | -£2,944 |
| Year 4 | £22,619 | £8,407 | £14,381 | £0 | £0 | -£169 | -£3,113 |
| Year 5 | £23,298 | £8,660 | £14,381 | £0 | £49 | £208 | -£2,905 |
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 remaining107 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£2,876
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£2,905
Acquisition costs
25% deposit£73,750
Stamp duty£19,500
Refurb£14,950
Legal + survey£2,525
Mortgage + broker£5,425
Cash needed£116,150
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 two bedroom first floor maisonette in this popular area of oxford. The property is situated in marston with excellent bus links for the city centre and hospitals. The property also benefits from off road parking and a private garden.
The property comprises Living dining room, fully fitted kitchen. Two bedrooms and a bathroom with a bath and shower. There is also an enclosed rear garden laid to patio and lawn and driveway with off road parking
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice