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Year 5 disposal
BMV -30%
⊞ View all 10
0/ 100
Weak
10.05% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 10.05% return before costs — above-market
- Priced below market -30% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Lease 60 yrs — mortgageability risk
- Floor area 446 sqft — small for the type
- Monthly profit −£86/mo — mildly negative — equity build may cover
- -2.2% 5y IRR — capital outlay disproportionate to returns
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£86/mo
You top up £86/mo
Price vs market
Below market value
-30% vs 12 sold · interior unseen
Return · IRR
-2.2%/yr
Loses money over 5 years
Cash left in
£10K
Stays in after refinancing at value
Price £110KCash to buy £45KReturn before costs on price 10.05%5-yr return on cash -3%Rent est. £921 (£894–£949)
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: £894–£949/mo · n=70
Financing
DepositYour cash in — the rest is the mortgage25% · £27,500
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 (£5,707–£10,653 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £82,500 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£86
after mortgage, operating costs & tax
Rent in£921/mo gross
£886/mo collected · £35/mo lost to voids
Where it goes
£447Mortgage£525Costs
Outgoings exceed rent — you top up £86/mo
Mortgage£447
Costs£525
Management£92
Maintenance£67
Insurance£20
CapEx reserve£46
Voids + council tax£5
Service charge + ground rent£190
Ltd co. accounts£104
Tax—
Shortfall−£86
Returns
Return before costs on price10.05%
Cash return on cash-2.28%
Gross margin£361
Cash needed£45,259
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.98
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 | £11,052 | £6,295 | £5,363 | £0 | £0 | -£606 | -£606 |
| Year 2 | £11,384 | £6,484 | £5,363 | £0 | £0 | -£463 | -£1,069 |
| Year 3 | £11,725 | £6,679 | £5,363 | £0 | £0 | -£316 | -£1,385 |
| Year 4 | £12,077 | £6,879 | £5,363 | £0 | £0 | -£165 | -£1,550 |
| Year 5 | £12,439 | £7,085 | £5,363 | £0 | £0 | -£9 | -£1,559 |
Disposal gain (gross)-£6,696
CGT£0
Net Disposal proceeds£118,413
What we verified
What we verified
21262 ok · 1 caution · 2 fail · 6 unknown
Legal & planning
Leasehold60 yr
Tenure & planning60 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
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
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 cohortYO24 3DW · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of York · 5 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
1-bed · 1-bath · 446 sqft
£15k–£30k
£ per sqft
building cost only
£34–£68
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£3,122–£5,798
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£4,906–£9,366
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history0d on marketno cuts yet
Strategy matrix
Council lease wins — +£38/mo · £124/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 | 10.05% | -£86 | £45,259 | -3.4% | Low | Feasible |
| Housing-benefit rent | 7.34% | -£332 | £45,259 | -35.8% | Med | Feasible |
| ⭐ Council lease | 10.05% | +£38 | £45,259 | 8.3% | Low | Feasible |
| Refurb & refinance | 10.05% | -£86 | £53,803 | -2.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£381 | £128,153 | 2% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA York · cap £673/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- York
- LHA monthly cap:
- £673
- Scheme type:
- leasing
- Premium:
- +700% 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
+£379/mo cash flow vs Rent it out if converted to Rent by the room
26.18% Return before costs on price converted vs 10.05% as-is
As-is Rent it out
Monthly profit+£93
Return before costs on price10.05%
Cash needed£39,398
If converted to Rent by the room
Monthly profit+£472
Return before costs on price26.18%
Cash needed£55,398
Δ vs Rent it out Monthly profit+£379
Show conversion detail
Cannot Rent by the room:Only 1 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Planning approval likelihood
Likely approvable · 67% 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 67% (242 decisions)
1 known HMO within 100 m · ≈1.0% within 100 m vs 10% policy
Comparables
sold within 0.5 miMed · CV 10.4%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
HMO
1 known HMO within 100 m · ≈1.0% within 100 m vs 10% policy
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- GoodWestfield Primary Community SchoolPrimary · Community school · YO24 3HP
- GoodYork High SchoolSecondary · Academy sponsor led · YO24 3WZ
- Not ratedInspire AcademyNot applicable · Other independent special school · YO24 3WZ
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£11,052
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,031
Exit costs
Projected sale price (5y · 2%/yr growth)£121,449
Capital gain (pre-CGT)£11,449
Sale costs (~2.5%)£3,036
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-£1,559
Rates as of Oct 2024
Acquisition costs
£45,259cash neededPurchase price£110,000
Deposit (25%)£27,500
Stamp duty+5% additional-property surcharge£5,500
Refurb£7,609
Legal + survey£2,000
Mortgage fees£2,650
Total cash neededdeposit + costs (loan covers the rest)£45,259
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Situated in an ideal and convenient location within the heart of Acomb village you will find this good sized first floor apartment with balcony.
The apartment forms part of a modern development and offers a generous living room, a good sized bedroom, kitchen and bathroom.
Over 55 residence
This charming architect designed development lies within peaceful communal gardens. The apartment benefits from a large balcony looking out over a lawn with monkey puzzle tree and sundia…
Floor plans
Listing metazoopla · Hudson Moody - York City Centre
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£86
Cash needed
£45K
Return after costs
-2.28%
IRR
-2.19%
Front Street, Acomb, York YO24
flat · 1 bed · 1 bath · 446 sqft
£110,000
est £921 · 10.05% gross
Leasehold 60yr
Priced below market
1 / 10
0/100
Marginal
10.05% — verify the rent + comps locally.
Priced below market -30% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.05% Return before costs — above-market
Lease 60 yrs — mortgage risk
Price
£110K
30% below sold comps
Return before costs
10.05%
est rent £921/monot enough comparablesRange £894–£949/mo (Q1–Q3)
Bedrooms
1
1 bath
Energy rating
—
Energy rating
Deal flags1 issue
Lease — 60 yrs
Below 80 yrs — extend before remortgage or exit
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: £894–£949/mo · n=70
Financing
DepositYour cash in — the rest is the mortgage25% · £27,500
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 (£5,707–£10,653 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £82,500 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£86
after mortgage, operating costs & tax
Rent in£921/mo gross
£886/mo collected · £35/mo lost to voids
Where it goes
£447Mortgage£525Costs
Outgoings exceed rent — you top up £86/mo
Mortgage£447
Costs£525
Management£92
Maintenance£67
Insurance£20
CapEx reserve£46
Voids + council tax£5
Service charge + ground rent£190
Ltd co. accounts£104
Tax—
Shortfall−£86
Returns
Return before costs on price10.05%
Cash return on cash-2.28%
Gross margin£361
Cash needed£45,259
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.98
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA York · cap £673/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- York
- LHA monthly cap:
- £673
- Scheme type:
- leasing
- Premium:
- +700% 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 | £11,052 | £6,295 | £5,363 | £0 | £0 | -£606 | -£606 |
| Year 2 | £11,384 | £6,484 | £5,363 | £0 | £0 | -£463 | -£1,069 |
| Year 3 | £11,725 | £6,679 | £5,363 | £0 | £0 | -£316 | -£1,385 |
| Year 4 | £12,077 | £6,879 | £5,363 | £0 | £0 | -£165 | -£1,550 |
| Year 5 | £12,439 | £7,085 | £5,363 | £0 | £0 | -£9 | -£1,559 |
Rent by the room upside
What we verified
4217
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining60 yr
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
Service chargeReduces net yield£1,880/yr
Ground rentDoubling clauses kill mortgageability£396/yr
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 miMed · CV 10.4%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,073
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£1,559
Acquisition costs
25% deposit£27,500
Stamp duty£5,500
Refurb£7,609
Legal + survey£2,000
Mortgage + broker£2,650
Cash needed£45,259
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
Situated in an ideal and convenient location within the heart of Acomb village you will find this good sized first floor apartment with balcony.
The apartment forms part of a modern development and offers a generous living room, a good sized bedroom, kitchen and bathroom.
Over 55 residence
This charming architect designed development lies within peaceful communal gardens. The apartment benefits from a large balcony looking out over a lawn with monkey puzzle tree and sundia…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice