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Year 5 disposal
BMV -33%
⊞ View all 15
86/ 100
Strong
7.75% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.75% return before costs — above-market
- Priced below market -33% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC C — MEES compliant
Why to be cautious
- 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
+£94/mo
Barely breaks even each month
Price vs market
Below market value
-33% vs 12 sold · interior unseen
Return · IRR
1.3%/yr
Modest annualised return
Cash left in
£4K
Stays in after refinancing at value
Price £260KCash to buy £102KReturn before costs on price 7.75%5-yr return on cash 12%Rent est. £1,679 (£1,604–£1,758)
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: £1,604–£1,758/mo · n=14
Financing
DepositYour cash in — the rest is the mortgage25% · £65,000
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 (£10,152–£18,950 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £195,000 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 £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£94
after mortgage, operating costs & tax
Rent in£1,679/mo gross
£1,614/mo collected · £65/mo lost to voids
Where it goes
£1,056Mortgage£442Costs
£94/mo left as profit · 6% of rent kept
Mortgage£1,056
Costs£442
Management£168
Maintenance£50
Insurance£28
CapEx reserve£84
Voids + council tax£8
Ltd co. accounts£104
Tax£22
Profit+£94
Returns
Return before costs on price7.75%
Cash return on cash1.11%
Gross margin£1,172
Cash needed£101,586
Monthly profit payback90y 2m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.53
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 | £20,148 | £5,307 | £12,675 | £0 | £412 | £1,754 | £1,754 |
| Year 2 | £20,752 | £5,466 | £12,675 | £0 | £496 | £2,115 | £3,869 |
| Year 3 | £21,375 | £5,630 | £12,675 | £0 | £583 | £2,487 | £6,355 |
| Year 4 | £22,016 | £5,799 | £12,675 | £0 | £673 | £2,869 | £9,224 |
| Year 5 | £22,677 | £5,973 | £12,675 | £0 | £765 | £3,263 | £12,488 |
Disposal gain (gross)-£11,802
CGT£0
Net Disposal proceeds£279,884
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand C
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 profileMixed demand
Tenant profilelikely cohortOX3 8LZ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Oxford Brookes · 2.6 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 · 1-bath · 618 sqft
£18k–£36k
£ per sqft
building cost only
£30–£59
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,326–£8,034
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,798–£12,978
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
Rent it out wins — +£94/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 | 7.75% | +£94 | £101,586 | 12.3% | Low | Feasible |
| Housing-benefit rent | 5.18% | -£410 | £101,586 | -16.4% | Med | Feasible |
| Council lease | 5.18% | -£173 | £101,586 | -7.0% | Low | Feasible |
| Refurb & refinance | 7.75% | +£94 | £120,000 | 10.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£182 | £297,100 | 5% | 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
- 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
-£120/mo cash flow vs Rent it out if converted to Rent by the room
11.08% Return before costs on price converted vs 7.75% as-is
As-is Rent it out
Monthly profit+£117
Return before costs on price7.75%
Cash needed£76,898
If converted to Rent by the room
Monthly profit-£3
Return before costs on price11.08%
Cash needed£92,898
Δ vs Rent it out Monthly profit-£120
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
£55,000
Range: £47,500 – £65,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 81% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 81% (588 decisions)
≈0.0% 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.
£43,842–£79,143full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 1 × bathroom£6,750–£12,375
- Rewire£3,090–£4,944
- Replumb£2,472–£4,326
- Windows£6,798–£11,742
- Paint + decor£6,180–£10,506
- Flooring£8,652–£15,450
Comparables
sold within 0.5 miWide · CV 22.2%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Houses in Multiple Occupation Article 4 Direction
≈0.0% 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 & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodSlade Nursery SchoolNursery · Local authority nursery school · OX3 8QQ
- GoodSandhills Community Primary SchoolPrimary · Academy sponsor led · OX3 8FN
- GoodWood Farm Primary SchoolPrimary · Community school · OX3 8QQ
- Not ratedEndeavour Academy, OxfordNot applicable · Academy special sponsor led · OX3 8DD
- Not ratedHeadington Quarry Nursery SchoolNursery · Local authority nursery school · OX3 8LH
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£20,148
Section 24 credit£0
Annual tax due£412
Post-tax Monthly profit annual£979
Exit costs
Projected sale price (5y · 2%/yr growth)£287,061
Capital gain (pre-CGT)£27,061
Sale costs (~2.5%)£7,177
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£12,488
Rates as of Oct 2024
Acquisition costs
£101,586cash neededPurchase price£260,000
Deposit (25%)£65,000
Stamp duty+5% additional-property surcharge£16,000
Refurb£13,536
Legal + survey£2,150
Mortgage fees£4,900
Total cash neededdeposit + costs (loan covers the rest)£101,586
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Looking for your first home, an investment property or a pied a terre?
Spacious modern ground floor garden apartment with its own private entrance. Accommodation comprises open plan living space with contemporary kitchen and access onto a private rear garden. Two bedrooms (one double and one single) and a white and chrome bathroom.
Green Ridges lies on the edge of Headington and is served by regular bus services to Headington, the John Radcliffe Hospital and central Oxford…
Floor plans
Listing metazoopla · Scott Fraser - Headington
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
+£94
Cash needed
£102K
Return after costs
1.11%
IRR
1.33%
Green Ridges, Headington OX3
terraced · 2 bed · 1 bath · 618 sqft
£260,000
est £1,679 · 7.75% gross
EPC C
Priced below market
1 / 15
86/100
Strong
7.75% — verify the rent + comps locally.
Priced below market -33% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.75% Return before costs — above-market
Price
£260K
33% below sold comps
Return before costs
7.75%
est rent £1,679/monot enough comparablesRange £1,604–£1,758/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
C
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: £1,604–£1,758/mo · n=14
Financing
DepositYour cash in — the rest is the mortgage25% · £65,000
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 (£10,152–£18,950 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £195,000 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 £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£94
after mortgage, operating costs & tax
Rent in£1,679/mo gross
£1,614/mo collected · £65/mo lost to voids
Where it goes
£1,056Mortgage£442Costs
£94/mo left as profit · 6% of rent kept
Mortgage£1,056
Costs£442
Management£168
Maintenance£50
Insurance£28
CapEx reserve£84
Voids + council tax£8
Ltd co. accounts£104
Tax£22
Profit+£94
Returns
Return before costs on price7.75%
Cash return on cash1.11%
Gross margin£1,172
Cash needed£101,586
Monthly profit payback90y 2m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.53
Rent-covers-mortgage check PASS · stress 6.5% (target 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
- 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 | £20,148 | £5,307 | £12,675 | £0 | £412 | £1,754 | £1,754 |
| Year 2 | £20,752 | £5,466 | £12,675 | £0 | £496 | £2,115 | £3,869 |
| Year 3 | £21,375 | £5,630 | £12,675 | £0 | £583 | £2,487 | £6,355 |
| Year 4 | £22,016 | £5,799 | £12,675 | £0 | £673 | £2,869 | £9,224 |
| Year 5 | £22,677 | £5,973 | £12,675 | £0 | £765 | £3,263 | £12,488 |
Rent by the room upside
What we verified
4206
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▾
EPCEnergy efficiency ratingC
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 miWide · CV 22.2%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,535
Annual rental tax£264
CGT yr 5£0 · company level
5y net total£12,488
Acquisition costs
25% deposit£65,000
Stamp duty£16,000
Refurb£13,536
Legal + survey£2,150
Mortgage + broker£4,900
Cash needed£101,586
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
Looking for your first home, an investment property or a pied a terre?
Spacious modern ground floor garden apartment with its own private entrance. Accommodation comprises open plan living space with contemporary kitchen and access onto a private rear garden. Two bedrooms (one double and one single) and a white and chrome bathroom.
Green Ridges lies on the edge of Headington and is served by regular bus services to Headington, the John Radcliffe Hospital and central Oxford…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice