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Year 5 disposal
BMV -20%
⊞ View all 18
12/ 100
Weak
6.40% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Priced below market -20% vs 12 nearby sold (last 12 mo) — instant equity
- Long lease (963 yrs) — no short-lease drag
Why to be cautious
- Monthly profit −£531/mo — heavily negative — needs monthly capital injection
- -7.1% 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
−£531/mo
You top up £531/mo
Price vs market
Below market value
-20% vs 12 sold · interior unseen
Return · IRR
-7.1%/yr
Loses money over 5 years
Cash left in
£48K
Stays in after refinancing at value
Price £230KCash to buy £90KReturn before costs on price 6.40%5-yr return on cash -30%Rent est. £1,226 (£1,187–£1,266)
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: £1,187–£1,266/mo · n=44
Financing
DepositYour cash in — the rest is the mortgage25% · £57,500
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 (£9,359–£17,469 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £172,500 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 £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£531
after mortgage, operating costs & tax
Rent in£1,226/mo gross
£1,179/mo collected · £47/mo lost to voids
Where it goes
£934Mortgage£776Costs
Outgoings exceed rent — you top up £531/mo
Mortgage£934
Costs£776
Management£123
Maintenance£50
Insurance£28
CapEx reserve£61
Voids + council tax£9
Service charge + ground rent£401
Ltd co. accounts£104
Tax—
Shortfall−£531
Returns
Return before costs on price6.40%
Cash return on cash-7.08%
Gross margin£403
Cash needed£90,028
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 | £14,712 | £9,308 | £11,213 | £0 | £0 | -£5,809 | -£5,809 |
| Year 2 | £15,153 | £9,588 | £11,213 | £0 | £0 | -£5,647 | -£11,455 |
| Year 3 | £15,608 | £9,875 | £11,213 | £0 | £0 | -£5,480 | -£16,935 |
| Year 4 | £16,076 | £10,171 | £11,213 | £0 | £0 | -£5,308 | -£22,243 |
| Year 5 | £16,558 | £10,477 | £11,213 | £0 | £0 | -£5,131 | -£27,374 |
Disposal gain (gross)-£10,488
CGT£0
Net Disposal proceeds£247,590
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 unknown
Legal & planning
Leasehold963 yr
Leaseholdmaterial factsListing extract
Ground rent
Doubling = lender risk
£2,774/yr
Service charge
Annual running cost
£2,041/yr
High ground rent — £2,774/year
Above the £250 assured-tenancy threshold. Risk of forfeiture proceedings on missed payments. Some lenders cap acceptable ground rent at this level.
Extracted from listing description · verify with solicitor
Tenure & planning963 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
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 0QS · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Oxford Brookes · 64.5 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
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
3-bed · 2-bath · 838 sqft
£26k–£50k
£ per sqft
building cost only
£31–£60
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£5,866–£10,894
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£9,218–£17,598
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 — -£531/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 | 6.40% | -£531 | £90,028 | -30.4% | Low | Feasible |
| Housing-benefit rent | 4.69% | -£859 | £90,028 | -52.0% | Med | Feasible |
| Council lease | 4.69% | -£664 | £90,028 | -43.2% | Low | Feasible |
| Refurb & refinance | 6.40% | -£531 | £106,519 | -25.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£583 | £263,069 | 4% | Med | Feasible |
| Rent by the room | 9.78% | -£665 | £90,028 | -32.9% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Northampton · cap £898/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Northampton
- LHA monthly cap:
- £898
- 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
+£199/mo cash flow vs Rent it out if converted to Rent by the room
12.52% Return before costs on price converted vs 6.40% as-is
As-is Rent it out
Monthly profit-£106
Return before costs on price6.40%
Cash needed£69,398
If converted to Rent by the room
Monthly profit+£93
Return before costs on price12.52%
Cash needed£85,398
Δ vs Rent it out Monthly profit+£199
Show conversion detail
Conversion cost estimate
£44,000
Range: £38,000 – £52,000
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
£49,370–£92,650full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£3,352–£5,866
- Replumb£2,514–£5,028
- Windows£8,380–£15,084
- Paint + decor£5,866–£10,894
- Flooring£9,218–£17,598
Comparables
sold within 0.5 miWide · CV 23.7%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 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£14,712
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£6,375
Exit costs
Projected sale price (5y · 2%/yr growth)£253,939
Capital gain (pre-CGT)£23,939
Sale costs (~2.5%)£6,348
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-£27,374
Rates as of Oct 2024
Acquisition costs
£90,028cash neededPurchase price£230,000
Deposit (25%)£57,500
Stamp duty+5% additional-property surcharge£13,600
Refurb£12,478
Legal + survey£2,000
Mortgage fees£4,450
Total cash neededdeposit + costs (loan covers the rest)£90,028
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Detailed Description
Jackson Grundy are delighted to bring to the market this impressive three bedroom leasehold property, enviably positioned within the popular Overstone Park development and enjoying superb views directly across the lake and golf course.
The ground floor offers a generous open plan living and dining room, creating a fantastic social space with doors opening directly onto a private waterside deck, an ideal spot to relax and enjoy the picturesque outlook. T…
Floor plans
Listing metazoopla · Jackson Grundy, Moulton
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£531
Cash needed
£90K
Return after costs
-7.08%
IRR
-7.14%
Lakeside, Overstone NN6
terraced · 3 bed · 2 bath · 838 sqft
£230,000
est £1,226 · 6.40% gross
Leasehold 963yr
Priced below market
1 / 18
12/100
Marginal
6.40% — verify the rent + comps locally.
Priced below market -20% vs 12 nearby sold (last 12 mo)
Price
£230K
20% below sold comps
Return before costs
6.40%
est rent £1,226/monot enough comparablesRange £1,187–£1,266/mo (Q1–Q3)
Bedrooms
3
2 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: £1,187–£1,266/mo · n=44
Financing
DepositYour cash in — the rest is the mortgage25% · £57,500
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 (£9,359–£17,469 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £172,500 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 £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£531
after mortgage, operating costs & tax
Rent in£1,226/mo gross
£1,179/mo collected · £47/mo lost to voids
Where it goes
£934Mortgage£776Costs
Outgoings exceed rent — you top up £531/mo
Mortgage£934
Costs£776
Management£123
Maintenance£50
Insurance£28
CapEx reserve£61
Voids + council tax£9
Service charge + ground rent£401
Ltd co. accounts£104
Tax—
Shortfall−£531
Returns
Return before costs on price6.40%
Cash return on cash-7.08%
Gross margin£403
Cash needed£90,028
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 Northampton · cap £898/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Northampton
- LHA monthly cap:
- £898
- 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 | £14,712 | £9,308 | £11,213 | £0 | £0 | -£5,809 | -£5,809 |
| Year 2 | £15,153 | £9,588 | £11,213 | £0 | £0 | -£5,647 | -£11,455 |
| Year 3 | £15,608 | £9,875 | £11,213 | £0 | £0 | -£5,480 | -£16,935 |
| Year 4 | £16,076 | £10,171 | £11,213 | £0 | £0 | -£5,308 | -£22,243 |
| Year 5 | £16,558 | £10,477 | £11,213 | £0 | £0 | -£5,131 | -£27,374 |
Rent by the room upside
What we verified
6107
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureLeasehold years remaining963 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£2,041/yr
Ground rentDoubling clauses kill mortgageability£2,774/yr
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 23.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,243
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£27,374
Acquisition costs
25% deposit£57,500
Stamp duty£13,600
Refurb£12,478
Legal + survey£2,000
Mortgage + broker£4,450
Cash needed£90,028
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
Detailed Description
Jackson Grundy are delighted to bring to the market this impressive three bedroom leasehold property, enviably positioned within the popular Overstone Park development and enjoying superb views directly across the lake and golf course.
The ground floor offers a generous open plan living and dining room, creating a fantastic social space with doors opening directly onto a private waterside deck, an ideal spot to relax and enjoy the picturesque outlook. T…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice