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Year 5 disposal
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0/ 100
Weak
5.23% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- EPC B — MEES compliant
Why to be cautious
- Monthly profit −£510/mo — heavily negative — needs monthly capital injection
- -3.5% 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
−£510/mo
You top up £510/mo
Price
£550K
No local sold comps to compare
Return · IRR
-3.5%/yr
Loses money over 5 years
Cash to get in
£218K
Deposit + fees + refurb
Return before costs on price 5.23%5-yr return on cash -8%Rent est. £2,395 (£2,169–£2,645)
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–£2,645/mo · n=14
Financing
DepositYour cash in — the rest is the mortgage25% · £137,500
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 (£17,487–£32,642 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £412,500 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
-£510
after mortgage, operating costs & tax
Rent in£2,395/mo gross
£2,303/mo collected · £92/mo lost to voids
Where it goes
£2,234Mortgage£579Costs
Outgoings exceed rent — you top up £510/mo
Mortgage£2,234
Costs£579
Management£240
Maintenance£67
Insurance£40
CapEx reserve£120
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£510
Returns
Return before costs on price5.23%
Cash return on cash-2.81%
Gross margin£1,724
Cash needed£217,966
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.03
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 | £28,740 | £6,944 | £26,813 | £0 | £0 | -£5,016 | -£5,016 |
| Year 2 | £29,602 | £7,152 | £26,813 | £0 | £0 | -£4,363 | -£9,379 |
| Year 3 | £30,490 | £7,367 | £26,813 | £0 | £0 | -£3,689 | -£13,068 |
| Year 4 | £31,405 | £7,588 | £26,813 | £0 | £0 | -£2,995 | -£16,064 |
| Year 5 | £32,347 | £7,816 | £26,813 | £0 | £0 | -£2,281 | -£18,345 |
Disposal gain (gross)-£29,153
CGT£0
Net Disposal proceeds£592,063
What we verified
What we verified
60066 ok · 0 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 approvable81% likely
Confidence: medium
- Article 4 direction applies — planning permission required for C3->C4 HMO
- concentration ~2.0% within 100m (2 known HMOs) — below the 10% threshold
- local council HMO approval rate 81% (588 decisions)
- 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
≈2.0% within 100 m vs 10% policy
2 known HMOs within 100 m
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 ratingB
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand B
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 profileFamily let
Tenant profilelikely cohortOX3 7EG · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Oxford Brookes · 1.7 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 · 1185 sqft
£32k–£62k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£8,295–£15,405
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£13,035–£24,885
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 — -£510/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 | 5.23% | -£510 | £217,966 | -8.4% | Low | Feasible |
| Housing-benefit rent | 3.81% | -£1,148 | £217,966 | -25.8% | Med | Feasible |
| Council lease | 3.81% | -£788 | £217,966 | -19.2% | Low | Feasible |
| Refurb & refinance | 5.23% | -£510 | £254,792 | -7.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£211 | £630,542 | 5% | Med | Feasible |
| Rent by the room | 6.98% | -£853 | £217,966 | -13.8% | — | 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
-£728/mo cash flow vs Rent it out if converted to Rent by the room
5.24% Return before costs on price converted vs 5.23% as-is
As-is Rent it out
Monthly profit-£408
Return before costs on price5.23%
Cash needed£149,398
If converted to Rent by the room
Monthly profit-£1,136
Return before costs on price5.24%
Cash needed£165,398
Δ vs Rent it out Monthly profit-£728
Show conversion detail
Conversion cost estimate
£32,500
Range: £25,000 – £42,500
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 ~2.0% within 100m (2 known HMOs) — below the 10% threshold
- local council HMO approval rate 81% (588 decisions)
2 known HMOs within 100 m · ≈2.0% 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.
£75,540–£134,610full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 2 × bathroom£13,500–£24,750
- Rewire£5,925–£9,480
- Replumb£4,740–£8,295
- Windows£13,035–£22,515
- Paint + decor£11,850–£20,145
- Flooring£16,590–£29,625
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Houses in Multiple Occupation Article 4 Direction
2 known HMOs within 100 m · ≈2.0% 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£28,740
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£6,122
Exit costs
Projected sale price (5y · 2%/yr growth)£607,244
Capital gain (pre-CGT)£57,244
Sale costs (~2.5%)£15,181
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-£18,345
Rates as of Oct 2024
Acquisition costs
£217,966cash neededPurchase price£550,000
Deposit (25%)£137,500
Stamp duty+5% additional-property surcharge£45,000
Refurb£23,316
Legal + survey£2,900
Mortgage fees£9,250
Total cash neededdeposit + costs (loan covers the rest)£217,966
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
This four-bedroom property, benefiting from solar panels, is now available.
Upon entering the property, you are welcomed by a generous entrance hall, providing ample space for coats and shoes, whilst also offering potential for use as a home office or study area.
To the front of the property is the living room, featuring a bay-fronted window that allows for plenty of natural light. Beyond this, the inner hallway provides access to the staircase and a ground floor shower/wet…
Floor plans
Listing metazoopla · Andrews - Headington
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£510
Cash needed
£218K
Return after costs
-2.81%
IRR
-3.47%
Dene Road, Headington, Oxford, Oxfordshire OX3
semi-detached · 4 bed · 2 bath · 1,185 sqft
£550,000
est £2,395 · 5.23% gross
EPC B
1 / 12
0/100
Marginal
5.23% — verify the rent + comps locally.
5.23% Return before costs — around the area average for this property type.
Monthly profit −£510/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating B — Min. energy standard 2030 compliant.
Price
£550K
Return before costs
5.23%
est rent £2,395/monot enough comparablesRange £2,169–£2,645/mo (Q1–Q3)
Bedrooms
4
2 bath
Energy rating
B
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: £2,169–£2,645/mo · n=14
Financing
DepositYour cash in — the rest is the mortgage25% · £137,500
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 (£17,487–£32,642 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £412,500 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
-£510
after mortgage, operating costs & tax
Rent in£2,395/mo gross
£2,303/mo collected · £92/mo lost to voids
Where it goes
£2,234Mortgage£579Costs
Outgoings exceed rent — you top up £510/mo
Mortgage£2,234
Costs£579
Management£240
Maintenance£67
Insurance£40
CapEx reserve£120
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£510
Returns
Return before costs on price5.23%
Cash return on cash-2.81%
Gross margin£1,724
Cash needed£217,966
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.03
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 | £28,740 | £6,944 | £26,813 | £0 | £0 | -£5,016 | -£5,016 |
| Year 2 | £29,602 | £7,152 | £26,813 | £0 | £0 | -£4,363 | -£9,379 |
| Year 3 | £30,490 | £7,367 | £26,813 | £0 | £0 | -£3,689 | -£13,068 |
| Year 4 | £31,405 | £7,588 | £26,813 | £0 | £0 | -£2,995 | -£16,064 |
| Year 5 | £32,347 | £7,816 | £26,813 | £0 | £0 | -£2,281 | -£18,345 |
Rent by the room upside
What we verified
6006
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▾
EPCEnergy efficiency ratingB
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£5,363
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£18,345
Acquisition costs
25% deposit£137,500
Stamp duty£45,000
Refurb£23,316
Legal + survey£2,900
Mortgage + broker£9,250
Cash needed£217,966
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
This four-bedroom property, benefiting from solar panels, is now available.
Upon entering the property, you are welcomed by a generous entrance hall, providing ample space for coats and shoes, whilst also offering potential for use as a home office or study area.
To the front of the property is the living room, featuring a bay-fronted window that allows for plenty of natural light. Beyond this, the inner hallway provides access to the staircase and a ground floor shower/wet…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice