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Year 5 disposal
BMV -3%
⊞ View all 12
22/ 100
Weak
6.38% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Priced below market -3% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- EPC E — must hit C by 2030 (~£6,000–£12,000)
- Monthly profit −£107/mo — mildly negative — equity build may cover
- -0.9% 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
−£107/mo
You top up £107/mo
Price vs market
Below market value
-3% vs 12 sold · interior unseen
Return · IRR
-0.9%/yr
Loses money over 5 years
Cash left in
£172K
Stays in after refinancing at value
Price £450KCash to buy £184KReturn before costs on price 6.38%5-yr return on cash 3%Rent est. £2,392 (£2,169–£2,638)
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: £2,169–£2,638/mo · n=14
Financing
DepositYour cash in — the rest is the mortgage25% · £112,500
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 (£20,269–£37,835 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £337,500 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£107
after mortgage, operating costs & tax
Rent in£2,392/mo gross
£2,300/mo collected · £92/mo lost to voids
Where it goes
£1,828Mortgage£579Costs
Outgoings exceed rent — you top up £107/mo
Mortgage£1,828
Costs£579
Management£239
Maintenance£67
Insurance£40
CapEx reserve£120
Voids + council tax£9
Ltd co. accounts£104
Tax—
Shortfall−£107
Returns
Return before costs on price6.38%
Cash return on cash-0.70%
Gross margin£1,721
Cash needed£184,425
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.26
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 | £28,704 | £6,947 | £21,938 | £0 | £0 | -£180 | -£180 |
| Year 2 | £29,565 | £7,155 | £21,938 | £0 | £90 | £383 | £203 |
| Year 3 | £30,452 | £7,370 | £21,938 | £0 | £218 | £927 | £1,129 |
| Year 4 | £31,366 | £7,591 | £21,938 | £0 | £349 | £1,488 | £2,618 |
| Year 5 | £32,307 | £7,818 | £21,938 | £0 | £485 | £2,066 | £4,683 |
Disposal gain (gross)-£29,760
CGT£0
Net Disposal proceeds£484,415
What we verified
What we verified
51065 ok · 1 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 approvable61% likely
Confidence: medium
- Article 4 direction applies — planning permission required for C3->C4 HMO
- concentration ~7.0% within 100m (7 known HMOs) — below the 10% threshold
- local council HMO approval rate 81% (588 decisions)
- WATCH: 1 pending HMO application(s) within 100m could raise concentration before completion
- 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
≈7.0% within 100 m vs 10% policy
7 known HMOs within 100 m
1 pending HMO application nearby
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 ratingE
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand E
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£6k–£12k
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 7HX · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Oxford Brookes · 1.8 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 · 1-bath · 1170 sqft
£28k–£55k
£ per sqft
building cost only
£24–£47
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£8,190–£15,210
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,870–£24,570
Guide rates · UK May 2026 · sqft auto-estimated from beds
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 history0d on marketno cuts yet
Strategy matrix
Rent it out wins — -£107/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 | 6.38% | -£107 | £184,425 | 2.5% | Low | Feasible |
| Housing-benefit rent | 4.65% | -£743 | £184,425 | -17.4% | Med | Feasible |
| Council lease | 4.65% | -£382 | £184,425 | -9.5% | Low | Feasible |
| Refurb & refinance | 6.38% | -£107 | £217,735 | 2.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£211 | £524,985 | 3% | Med | Feasible |
| Rent by the room | 8.53% | -£436 | £184,425 | -2.8% | — | Feasible |
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
Rent by the room conversion upside
-£726/mo cash flow vs Rent it out if converted to Rent by the room
6.40% Return before costs on price converted vs 6.38% as-is
As-is Rent it out
Monthly profit-£20
Return before costs on price6.38%
Cash needed£124,398
If converted to Rent by the room
Monthly profit-£745
Return before costs on price6.40%
Cash needed£140,398
Δ vs Rent it out Monthly profit-£726
Show conversion detail
Conversion cost estimate
£37,500
Range: £30,000 – £47,500
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 61% likely
medium confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- concentration ~7.0% within 100m (7 known HMOs) — below the 10% threshold
- local council HMO approval rate 81% (588 decisions)
7 known HMOs within 100 m · ≈7.0% 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.
£76,710–£135,915full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 1 × bathroom£6,750–£12,375
- Rewire£6,825–£10,920
- Replumb£5,460–£9,555
- Windows£15,015–£25,935
- Paint + decor£13,650–£23,205
- Flooring£19,110–£34,125
Comparables
sold within 0.5 miWide · CV 30.4%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
7 known HMOs within 100 m · ≈7.0% within 100 m vs 10% policy · 1 pending HMO application nearby
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£28,704
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,284
Exit costs
Projected sale price (5y · 2%/yr growth)£496,836
Capital gain (pre-CGT)£46,836
Sale costs (~2.5%)£12,421
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£4,683
Rates as of Oct 2024
Acquisition costs
£184,425cash neededPurchase price£450,000
Deposit (25%)£112,500
Stamp duty+5% additional-property surcharge£35,000
Refurb£27,025
Legal + survey£2,150
Mortgage fees£7,750
Total cash neededdeposit + costs (loan covers the rest)£184,425
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Four bedroom semi-detached family home set within a popular residential area
Well-proportioned light and bright accommodation comprise a stylish bay fronted sitting room, spacious dining / family room with patio doors to the garden, shaker style kitchen and a ground floor cloakroom, three bedrooms on the first floor and a contemporary family bathroom and a further bedroom on the second floor currently set up as a study.
Outside, the property has private gated driveway parki…
Floor plans
Nearby active comparables8 rentals
Comparable rentals
OX3 · same beds + typeMedian nearby: £2,600/mo · 8 of 8 already let+£208 vs our est
- Stephen Road, Headington, OX3Let4b£3,500/moMay 2026
- Oxford Road, Old Marston, OX3Let4b£2,700/moMay 2026
- Dene Road, Oxford, OX3Let4b£2,500/moMay 2026
- Gouldland Gardens, Headington, Oxford…Let4b£2,500/moMay 2026
- Headley Way, Oxford, Oxfordshire, OX3Let4b£2,750/moMay 2026
- Windmill Road, Oxford, Oxfordshire, O…Let4b£2,300/moMay 2026
- London Road, Headington, HMO Ready 4…Let4b£2,800/moDec 2025
- Gouldland Gardens, Headington, Oxford…Let4b£2,500/moMay 2026
Other deals nearby
OX3 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Scott Fraser - Headington
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£107
Cash needed
£184K
Return after costs
-0.70%
IRR
-0.93%
Bulan Road, Headington, Oxford OX3
semi-detached · 4 bed · 1 bath
£450,000
est £2,392 · 6.38% gross
EPC E
Priced below market
1 / 12
22/100
Marginal
6.38% — verify the rent + comps locally.
Priced below market -3% vs 12 nearby sold (last 12 mo)
Energy rating E — Min. energy standard blocker by 2030 (~£6,000–£12,000 upgrade)
Price
£450K
3% below sold comps
Return before costs
6.38%
est rent £2,392/monot enough comparablesRange £2,169–£2,638/mo (Q1–Q3)
Bedrooms
4
1 bath
Energy rating
E
MEES (Minimum Energy Efficiency Standards) blocker by 2030
~£6,000–£12,000 upgrade
~£6,000–£12,000 upgrade
Deal flags1 issue
EPC E — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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: £2,169–£2,638/mo · n=14
Financing
DepositYour cash in — the rest is the mortgage25% · £112,500
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 (£20,269–£37,835 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £337,500 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£107
after mortgage, operating costs & tax
Rent in£2,392/mo gross
£2,300/mo collected · £92/mo lost to voids
Where it goes
£1,828Mortgage£579Costs
Outgoings exceed rent — you top up £107/mo
Mortgage£1,828
Costs£579
Management£239
Maintenance£67
Insurance£40
CapEx reserve£120
Voids + council tax£9
Ltd co. accounts£104
Tax—
Shortfall−£107
Returns
Return before costs on price6.38%
Cash return on cash-0.70%
Gross margin£1,721
Cash needed£184,425
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.26
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
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 | £28,704 | £6,947 | £21,938 | £0 | £0 | -£180 | -£180 |
| Year 2 | £29,565 | £7,155 | £21,938 | £0 | £90 | £383 | £203 |
| Year 3 | £30,452 | £7,370 | £21,938 | £0 | £218 | £927 | £1,129 |
| Year 4 | £31,366 | £7,591 | £21,938 | £0 | £349 | £1,488 | £2,618 |
| Year 5 | £32,307 | £7,818 | £21,938 | £0 | £485 | £2,066 | £4,683 |
Rent by the room upside
What we verified
5016
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▾
EPC~£6,000–£12,000 to upgrade to CE
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 30.4%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£4,388
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£4,683
Acquisition costs
25% deposit£112,500
Stamp duty£35,000
Refurb£27,025
Legal + survey£2,150
Mortgage + broker£7,750
Cash needed£184,425
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
Four bedroom semi-detached family home set within a popular residential area
Well-proportioned light and bright accommodation comprise a stylish bay fronted sitting room, spacious dining / family room with patio doors to the garden, shaker style kitchen and a ground floor cloakroom, three bedrooms on the first floor and a contemporary family bathroom and a further bedroom on the second floor currently set up as a study.
Outside, the property has private gated driveway parki…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice