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Year 5 disposal
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3/ 100
Weak
5.26% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£405/mo — significantly negative — real recurring drain
- -4.1% 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
−£405/mo
You top up £405/mo
Price
£400K
No local sold comps to compare
Return · IRR
-4.1%/yr
Loses money over 5 years
Cash to get in
£141K
Deposit + fees + refurb
Return before costs on price 5.26%5-yr return on cash -11%Rent est. £1,752 (£1,473–£2,084)
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: £1,473–£2,084/mo · n=77
Financing
DepositYour cash in — the rest is the mortgage25% · £100,000
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £300,000 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£405
after mortgage, operating costs & tax
Rent in£1,752/mo gross
£1,685/mo collected · £67/mo lost to voids
Where it goes
£1,625Mortgage£465Costs
Outgoings exceed rent — you top up £405/mo
Mortgage£1,625
Costs£465
Management£175
Maintenance£50
Insurance£40
CapEx reserve£88
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£405
Returns
Return before costs on price5.26%
Cash return on cash-3.46%
Gross margin£1,220
Cash needed£140,500
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.04
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 | £21,024 | £5,579 | £19,500 | £0 | £0 | -£4,055 | -£4,055 |
| Year 2 | £21,655 | £5,746 | £19,500 | £0 | £0 | -£3,592 | -£7,647 |
| Year 3 | £22,304 | £5,919 | £19,500 | £0 | £0 | -£3,115 | -£10,761 |
| Year 4 | £22,973 | £6,096 | £19,500 | £0 | £0 | -£2,623 | -£13,384 |
| Year 5 | £23,663 | £6,279 | £19,500 | £0 | £0 | -£2,117 | -£15,501 |
Disposal gain (gross)-£2,908
CGT£0
Net Disposal proceeds£430,592
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
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 profileMixed demand
Tenant profilelikely cohortOX2 9FU · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Oxford · 3.3 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
2-bed · 3-bath · 810 sqft
£28k–£56k
£ per sqft
building cost only
£35–£69
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 3 × bathroom · Full strip + retile£9,975–£19,950
- Paint + decor£5,670–£10,530
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,910–£17,010
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history0d on marketno cuts yet
Strategy matrix
Rent it out wins — -£405/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 | 5.26% | -£405 | £140,500 | -11.0% | Low | Feasible |
| Housing-benefit rent | 3.37% | -£990 | £140,500 | -36.7% | Med | Feasible |
| Council lease | 3.37% | -£753 | £140,500 | -29.9% | Low | Feasible |
| Refurb & refinance | 5.26% | -£405 | £161,040 | -9.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£194 | £434,040 | 9% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Oxford · cap £1,122/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Oxford
- LHA monthly cap:
- £1,122
- Scheme type:
- nominee
- Premium:
- +0% premium over LHA cap
- 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
-£206/mo cash flow vs Rent it out if converted to Rent by the room
7.20% Return before costs on price converted vs 5.26% as-is
As-is Rent it out
Monthly profit-£344
Return before costs on price5.26%
Cash needed£111,898
If converted to Rent by the room
Monthly profit-£550
Return before costs on price7.20%
Cash needed£127,898
Δ vs Rent it out Monthly profit-£206
Show conversion detail
Cannot Rent by the room:Only 2 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Conversion cost estimate
£50,000
Range: £42,500 – £60,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£71,730–£128,745full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 3 × bathroom£20,250–£37,125
- Rewire£4,725–£7,560
- Replumb£3,780–£6,615
- Windows£10,395–£17,955
- Paint + decor£9,450–£16,065
- Flooring£13,230–£23,625
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
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- Requires improvementBotley SchoolPrimary · Academy sponsor led · OX2 9JZ
- Not ratedCumnor Church of England School (Voluntary Controlled)Primary · Voluntary controlled school · OX2 9PQ
- Not ratedMatthew Arnold SchoolSecondary · Academy converter · OX2 9JE
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£21,024
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£4,864
Exit costs
Projected sale price (5y · 2%/yr growth)£441,632
Capital gain (pre-CGT)£41,632
Sale costs (~2.5%)£11,041
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-£15,501
Rates as of Oct 2024
Acquisition costs
£140,500cash neededPurchase price£400,000
Deposit (25%)£100,000
Stamp duty+5% additional-property surcharge£30,000
Refurb£1,350
Legal + survey£2,150
Mortgage fees£7,000
Total cash neededdeposit + costs (loan covers the rest)£140,500
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
If you have been looking for an immaculate two bedroom property with a great location, then look no further! This well presented property has two double bedrooms, downstairs WC, en-suite shower room and allocated parking! Call us to book your viewing today!
What Amelies Love...
We love the bright kitchen/diner and its lovely connection to the garden, with French doors making it easy to step outside with your morning coffee. The principal bedroom’s en-suite is another highli…
Floor plans
Nearby active comparables12 rentals · 5 deals
Comparable rentals
OX2 · same beds + typeMedian nearby: £2,075/mo · 12 of 12 already let+£323 vs our est
- Wellington Street, Oxford, Oxfordshir…Let2b£2,500/moMay 2026
- SHORT LETLet2b£950/moMay 2026
- Helen Road, Oxford, Oxfordshire, OX2Let2b£2,175/moMay 2026
- Mill Street, OxfordLet2b£2,050/moMay 2026
- Bourne Close, North Oxford, OX2Let2b£1,750/moMay 2026
- Mill Street, Oxford, OxfordshireLet2b£2,050/moMay 2026
- Charming Two-Bedroom Short Let in Sou…Let2b£950/moDec 2025
- Helen Road, Oxford, Oxfordshire OX2Let2b£2,175/moMay 2026
- West Street, Osney Island OX2Let2b£625,000/moMay 2026
- Canal Street, Oxford OX2Let2b£2,100/moJun 2025
- East Street, Oxford OX2Let2b£2,500/moJun 2025
- Great Clarendon Street, Oxford, Oxfor…Let2b£1,900/moJun 2025
Listing metazoopla · Amelies Estate Agents
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£405
Cash needed
£141K
Return after costs
-3.46%
IRR
-4.05%
Ruskin Close, Oxford OX2
terraced · 2 bed · 3 bath
£400,000
est £1,752 · 5.26% gross
1 / 11
3/100
Marginal
5.26% — verify the rent + comps locally.
5.26% Return before costs — around the area average for this property type.
Monthly profit −£405/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£400K
Return before costs
5.26%
est rent £1,752/monot enough comparablesRange £1,473–£2,084/mo (Q1–Q3)
Bedrooms
2
3 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: £1,473–£2,084/mo · n=77
Financing
DepositYour cash in — the rest is the mortgage25% · £100,000
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £300,000 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£405
after mortgage, operating costs & tax
Rent in£1,752/mo gross
£1,685/mo collected · £67/mo lost to voids
Where it goes
£1,625Mortgage£465Costs
Outgoings exceed rent — you top up £405/mo
Mortgage£1,625
Costs£465
Management£175
Maintenance£50
Insurance£40
CapEx reserve£88
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£405
Returns
Return before costs on price5.26%
Cash return on cash-3.46%
Gross margin£1,220
Cash needed£140,500
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.04
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Oxford · cap £1,122/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Oxford
- LHA monthly cap:
- £1,122
- Scheme type:
- nominee
- Premium:
- +0% premium over LHA cap
- 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 | £21,024 | £5,579 | £19,500 | £0 | £0 | -£4,055 | -£4,055 |
| Year 2 | £21,655 | £5,746 | £19,500 | £0 | £0 | -£3,592 | -£7,647 |
| Year 3 | £22,304 | £5,919 | £19,500 | £0 | £0 | -£3,115 | -£10,761 |
| Year 4 | £22,973 | £6,096 | £19,500 | £0 | £0 | -£2,623 | -£13,384 |
| Year 5 | £23,663 | £6,279 | £19,500 | £0 | £0 | -£2,117 | -£15,501 |
Rent by the room upside
What we verified
3207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
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 let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,900
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£15,501
Acquisition costs
25% deposit£100,000
Stamp duty£30,000
Refurb£1,350
Legal + survey£2,150
Mortgage + broker£7,000
Cash needed£140,500
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
If you have been looking for an immaculate two bedroom property with a great location, then look no further! This well presented property has two double bedrooms, downstairs WC, en-suite shower room and allocated parking! Call us to book your viewing today!
What Amelies Love...
We love the bright kitchen/diner and its lovely connection to the garden, with French doors making it easy to step outside with your morning coffee. The principal bedroom’s en-suite is another highli…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice