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Year 5 disposal
BMV -60%
⊞ View all 11
27/ 100
Weak
6.92% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Priced below market -60% vs 12 nearby sold (last 12 mo) — instant equity
- Long lease (999 yrs) — no short-lease drag
- EPC C — MEES compliant
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£229/mo — significantly negative — real recurring drain
- -2.4% 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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£229/mo
You top up £229/mo
Price vs market
Below market value
-60% vs 12 sold · interior unseen
Return · IRR
-2.4%/yr
Loses money over 5 years
Cash left in
£0
Fully recycled — pull all your cash back out
Price £300KCash to buy £118KReturn before costs on price 6.92%5-yr return on cash -5%Rent est. £1,729 (£1,587–£1,884)
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: £1,587–£1,884/mo · n=101
Financing
DepositYour cash in — the rest is the mortgage25% · £75,000
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 (£11,213–£20,930 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £225,000 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£229
after mortgage, operating costs & tax
Rent in£1,729/mo gross
£1,663/mo collected · £67/mo lost to voids
Where it goes
£1,219Mortgage£673Costs
Outgoings exceed rent — you top up £229/mo
Mortgage£1,219
Costs£673
Management£173
Maintenance£100
Insurance£28
CapEx reserve£86
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£229
Returns
Return before costs on price6.92%
Cash return on cash-2.33%
Gross margin£989
Cash needed£117,975
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.36
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 | £20,748 | £8,076 | £14,625 | £0 | £0 | -£1,953 | -£1,953 |
| Year 2 | £21,370 | £8,318 | £14,625 | £0 | £0 | -£1,573 | -£3,526 |
| Year 3 | £22,012 | £8,568 | £14,625 | £0 | £0 | -£1,181 | -£4,708 |
| Year 4 | £22,672 | £8,825 | £14,625 | £0 | £0 | -£778 | -£5,486 |
| Year 5 | £23,352 | £9,090 | £14,625 | £0 | £0 | -£363 | -£5,849 |
Disposal gain (gross)-£14,531
CGT£0
Net Disposal proceeds£322,944
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
Leasehold999 yr
Leaseholdmaterial factsListing extract
Ground rent
Doubling = lender risk
£250/yr
Extracted from listing description · verify with solicitor
Tenure & planning999 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
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 7AJ · 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 · 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 history22d on marketno cuts yet
Strategy matrix
Rent it out wins — -£229/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 | 6.92% | -£229 | £117,975 | -5.0% | Low | Feasible |
| Housing-benefit rent | 4.49% | -£794 | £117,975 | -34.4% | Med | Feasible |
| Council lease | 4.49% | -£560 | £117,975 | -26.4% | Low | Feasible |
| Refurb & refinance | 6.92% | -£229 | £138,955 | -4.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£407 | £343,455 | 4% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
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
Rent by the room conversion upside
-£182/mo cash flow vs Rent it out if converted to Rent by the room
9.60% Return before costs on price converted vs 6.92% as-is
As-is Rent it out
Monthly profit+£23
Return before costs on price6.92%
Cash needed£86,898
If converted to Rent by the room
Monthly profit-£159
Return before costs on price9.60%
Cash needed£102,898
Δ vs Rent it out Monthly profit-£182
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 36.0%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 & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- Not ratedHeadington Rye OxfordNot applicable · Other independent school · OX3 7TD
- Not ratedSt Joseph's Catholic Primary School, OxfordPrimary · Voluntary aided school · OX3 7SX
- Not ratedCheney SchoolSecondary · Academy converter · OX3 7QH
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£20,748
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,751
Exit costs
Projected sale price (5y · 2%/yr growth)£331,224
Capital gain (pre-CGT)£31,224
Sale costs (~2.5%)£8,281
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-£5,849
Rates as of Oct 2024
Acquisition costs
£117,975cash neededPurchase price£300,000
Deposit (25%)£75,000
Stamp duty+5% additional-property surcharge£20,000
Refurb£14,950
Legal + survey£2,525
Mortgage fees£5,500
Total cash neededdeposit + costs (loan covers the rest)£117,975
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
An opportunity to acquire a well-presented 2 bedroom apartment with allocated parking and French doors onto a patio.
Offered to the market with no onward chain and ground floor accommodation including an entrance hall, sizeable 20ft living room and a fitted kitchen which offers a good degree of storage and space for appliances. Furthermore there is a bathroom and integral wardrobes in each of the well-proportioned bedrooms.
Outside features a gated parking area with an allo…
Floor plans
Nearby active comparables5 deals
Comparable rentals
OX3 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metazoopla · Chamberlain Evans
About this listing
22 days · ZooplaPrice history
5-year price trend
Monthly profit
−£229
Cash needed
£118K
Return after costs
-2.33%
IRR
-2.37%
Listed 22d ago
New High Street, Headington OX3
detached · 2 bed · 1 bath
£300,000
est £1,729 · 6.92% gross
Leasehold 999yrEPC C
Priced below market
1 / 11
27/100
Marginal
6.92% — verify the rent + comps locally.
Priced below market -60% vs 12 nearby sold (last 12 mo)
Price
£300K
60% below sold comps
Return before costs
6.92%
est rent £1,729/monot enough comparablesRange £1,587–£1,884/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: £1,587–£1,884/mo · n=101
Financing
DepositYour cash in — the rest is the mortgage25% · £75,000
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 (£11,213–£20,930 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £225,000 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£229
after mortgage, operating costs & tax
Rent in£1,729/mo gross
£1,663/mo collected · £67/mo lost to voids
Where it goes
£1,219Mortgage£673Costs
Outgoings exceed rent — you top up £229/mo
Mortgage£1,219
Costs£673
Management£173
Maintenance£100
Insurance£28
CapEx reserve£86
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£229
Returns
Return before costs on price6.92%
Cash return on cash-2.33%
Gross margin£989
Cash needed£117,975
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.36
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
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 | £20,748 | £8,076 | £14,625 | £0 | £0 | -£1,953 | -£1,953 |
| Year 2 | £21,370 | £8,318 | £14,625 | £0 | £0 | -£1,573 | -£3,526 |
| Year 3 | £22,012 | £8,568 | £14,625 | £0 | £0 | -£1,181 | -£4,708 |
| Year 4 | £22,672 | £8,825 | £14,625 | £0 | £0 | -£778 | -£5,486 |
| Year 5 | £23,352 | £9,090 | £14,625 | £0 | £0 | -£363 | -£5,849 |
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 remaining999 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 36.0%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,925
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£5,849
Acquisition costs
25% deposit£75,000
Stamp duty£20,000
Refurb£14,950
Legal + survey£2,525
Mortgage + broker£5,500
Cash needed£117,975
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 acquire a well-presented 2 bedroom apartment with allocated parking and French doors onto a patio.
Offered to the market with no onward chain and ground floor accommodation including an entrance hall, sizeable 20ft living room and a fitted kitchen which offers a good degree of storage and space for appliances. Furthermore there is a bathroom and integral wardrobes in each of the well-proportioned bedrooms.
Outside features a gated parking area with an allo…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice