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Year 5 disposal
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Weak
4.79% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£613/mo — heavily negative — needs monthly capital injection
- -4.8% 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
−£613/mo
You top up £613/mo
Price vs market
Above comparable sales
+3% vs 12 sold
Return · IRR
-4.8%/yr
Loses money over 5 years
Cash to get in
£173K
Deposit + fees + refurb
Price £440KReturn before costs on price 4.79%5-yr return on cash -16%Rent est. £1,757 (£1,704–£1,812)
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: £1,704–£1,812/mo · n=13
Financing
DepositYour cash in — the rest is the mortgage25% · £109,999
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 (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £329,996.25 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
-£613
after mortgage, operating costs & tax
Rent in£1,757/mo gross
£1,689/mo collected · £68/mo lost to voids
Where it goes
£1,787Mortgage£515Costs
Outgoings exceed rent — you top up £613/mo
Mortgage£1,787
Costs£515
Management£176
Maintenance£100
Insurance£40
CapEx reserve£88
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£613
Returns
Return before costs on price4.79%
Cash return on cash-4.25%
Gross margin£1,174
Cash needed£173,207
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.95
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 | £21,084 | £6,180 | £21,450 | £0 | £0 | -£6,546 | -£6,546 |
| Year 2 | £21,717 | £6,366 | £21,450 | £0 | £0 | -£6,099 | -£12,645 |
| Year 3 | £22,368 | £6,556 | £21,450 | £0 | £0 | -£5,638 | -£18,283 |
| Year 4 | £23,039 | £6,753 | £21,450 | £0 | £0 | -£5,164 | -£23,447 |
| Year 5 | £23,730 | £6,956 | £21,450 | £0 | £0 | -£4,675 | -£28,122 |
Disposal gain (gross)-£21,958
CGT£0
Net Disposal proceeds£473,645
What we verified
What we verified
41074 ok · 1 caution · 0 fail · 7 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 approvable83% likely
Confidence: low
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 50m (below threshold)
- local council HMO approval rate 83% (446 decisions)
- NO HMO concentration data for this council: neither a licensed register nor granted change-of-use decisions nearby. This is ABSENCE OF DATA, not absence of HMOs — verify with the council before relying on it
Rent by the room concentration nearby
≈0.0% within 50 m vs 10% policy
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 cohortNN6 0AA · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Oxford Brookes · 64.9 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 · 2-bath · 1217 sqft
£32k–£63k
£ per sqft
building cost only
£27–£52
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£8,519–£15,821
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£13,387–£25,557
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 history0d on marketno cuts yet
Strategy matrix
Rent it out wins — -£613/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 | 4.79% | -£613 | £173,207 | -16.2% | Low | Feasible |
| Housing-benefit rent | 3.16% | -£1,175 | £173,207 | -36.1% | Med | Feasible |
| Council lease | 3.16% | -£932 | £173,207 | -30.5% | Low | Feasible |
| Refurb & refinance | 4.79% | -£613 | £202,990 | -13.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£244 | £503,386 | 5% | Med | Feasible |
| Rent by the room | 6.82% | -£909 | £173,207 | -22.4% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Northampton · cap £1,157/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Northampton
- LHA monthly cap:
- £1,157
- Scheme type:
- leasing
- 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
-£210/mo cash flow vs Rent it out if converted to Rent by the room
6.55% Return before costs on price converted vs 4.79% as-is
As-is Rent it out
Monthly profit-£496
Return before costs on price4.79%
Cash needed£121,897
If converted to Rent by the room
Monthly profit-£706
Return before costs on price6.55%
Cash needed£137,897
Δ vs Rent it out Monthly profit-£210
Show conversion detail
Conversion cost estimate
£30,000
Range: £24,000 – £38,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 83% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 50m (below threshold)
- local council HMO approval rate 83% (446 decisions)
≈0.0% within 50 m vs 10% policy
£62,635–£117,285full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£4,868–£8,519
- Replumb£3,651–£7,302
- Windows£12,170–£21,906
- Paint + decor£8,519–£15,821
- Flooring£13,387–£25,557
Comparables
sold within 0.5 miWide · CV 38.1%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Local HMO policy & concentration
≈0.0% within 50 m vs 10% policy
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodEcton Village Primary SchoolPrimary · Academy sponsor led · NN6 0QF
- GoodMears Ashby Church of England Primary SchoolPrimary · Academy sponsor led · NN6 0DW
- Not ratedOverstone Park SchoolNot applicable · Other independent special school · NN6 0DT
- Not ratedOverstone Primary SchoolPrimary · Community school · NN6 0AG
- Not ratedSywell Church of England Primary SchoolPrimary · Academy converter · NN6 0AW
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£21,084
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£7,357
Exit costs
Projected sale price (5y · 2%/yr growth)£485,790
Capital gain (pre-CGT)£45,795
Sale costs (~2.5%)£12,145
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-£28,122
Rates as of Oct 2024
Acquisition costs
£173,207cash neededPurchase price£439,995
Deposit (25%)£109,999
Stamp duty+5% additional-property surcharge£34,000
Refurb£19,458
Legal + survey£2,150
Mortgage fees£7,600
Total cash neededdeposit + costs (loan covers the rest)£173,207
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Move in before Christmas + £21,999 Deposit Contribution, Amtico & carpet flooring, internal appliances and turf all included alongside a Christmas Package!* : The Juniper - Home 534
Don't miss your opportunity to secure this beautifully designed family home at The Atrium. Available with £10,949 Stamp Duty Paid and benefiting from a garage and driveway parking, The Juniper combines traditional character with stylish, modern living.
Designed to make the most of every inch of…
Floor plans
Listing metazoopla · Bovis Homes - The Atrium
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£613
Cash needed
£173K
Return after costs
-4.25%
IRR
-4.77%
"The Juniper" at Blaine Way, Overstone NN6
detached · 4 bed · 1,217 sqft
£439,995
est £1,757 · 4.79% gross
1 / 11
0/100
Marginal
4.79% — verify the rent + comps locally.
4.79% Return before costs — around the area average for this property type.
Monthly profit −£613/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£440K
3% above sold comps
Return before costs
4.79%
est rent £1,757/monot enough comparablesRange £1,704–£1,812/mo (Q1–Q3)
Bedrooms
4
— 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: £1,704–£1,812/mo · n=13
Financing
DepositYour cash in — the rest is the mortgage25% · £109,999
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 (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £329,996.25 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
-£613
after mortgage, operating costs & tax
Rent in£1,757/mo gross
£1,689/mo collected · £68/mo lost to voids
Where it goes
£1,787Mortgage£515Costs
Outgoings exceed rent — you top up £613/mo
Mortgage£1,787
Costs£515
Management£176
Maintenance£100
Insurance£40
CapEx reserve£88
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£613
Returns
Return before costs on price4.79%
Cash return on cash-4.25%
Gross margin£1,174
Cash needed£173,207
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.95
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Northampton · cap £1,157/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Northampton
- LHA monthly cap:
- £1,157
- Scheme type:
- leasing
- 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 | £21,084 | £6,180 | £21,450 | £0 | £0 | -£6,546 | -£6,546 |
| Year 2 | £21,717 | £6,366 | £21,450 | £0 | £0 | -£6,099 | -£12,645 |
| Year 3 | £22,368 | £6,556 | £21,450 | £0 | £0 | -£5,638 | -£18,283 |
| Year 4 | £23,039 | £6,753 | £21,450 | £0 | £0 | -£5,164 | -£23,447 |
| Year 5 | £23,730 | £6,956 | £21,450 | £0 | £0 | -£4,675 | -£28,122 |
Rent by the room upside
What we verified
4107
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▾
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 38.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£4,290
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£28,122
Acquisition costs
25% deposit£109,999
Stamp duty£34,000
Refurb£19,458
Legal + survey£2,150
Mortgage + broker£7,600
Cash needed£173,207
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
Move in before Christmas + £21,999 Deposit Contribution, Amtico & carpet flooring, internal appliances and turf all included alongside a Christmas Package!* : The Juniper - Home 534
Don't miss your opportunity to secure this beautifully designed family home at The Atrium. Available with £10,949 Stamp Duty Paid and benefiting from a garage and driveway parking, The Juniper combines traditional character with stylish, modern living.
Designed to make the most of every inch of…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice