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Year 5 disposal
BMV -1%
⊞ View all 13
5/ 100
Weak
5.51% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£294/mo — significantly negative — real recurring drain
- -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
−£294/mo
You top up £294/mo
Price
£265K
Around comparable sold prices
Return · IRR
-3.5%/yr
Loses money over 5 years
Cash to get in
£101K
Deposit + fees + refurb
Return before costs on price 5.51%5-yr return on cash -12%Rent est. £1,217 (£1,188–£1,247)
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: £1,188–£1,247/mo · n=13
Financing
DepositYour cash in — the rest is the mortgage25% · £66,250
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 (£8,604–£16,061 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £198,750 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£294
after mortgage, operating costs & tax
Rent in£1,217/mo gross
£1,170/mo collected · £47/mo lost to voids
Where it goes
£1,077Mortgage£388Costs
Outgoings exceed rent — you top up £294/mo
Mortgage£1,077
Costs£388
Management£122
Maintenance£67
Insurance£28
CapEx reserve£61
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£294
Returns
Return before costs on price5.51%
Cash return on cash-3.48%
Gross margin£782
Cash needed£101,347
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.09
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 | £14,604 | £4,655 | £12,919 | £0 | £0 | -£2,969 | -£2,969 |
| Year 2 | £15,042 | £4,794 | £12,919 | £0 | £0 | -£2,671 | -£5,640 |
| Year 3 | £15,493 | £4,938 | £12,919 | £0 | £0 | -£2,363 | -£8,004 |
| Year 4 | £15,958 | £5,086 | £12,919 | £0 | £0 | -£2,047 | -£10,050 |
| Year 5 | £16,437 | £5,239 | £12,919 | £0 | £0 | -£1,721 | -£11,771 |
Disposal gain (gross)-£9,855
CGT£0
Net Disposal proceeds£285,267
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
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 cohortYO24 3ES · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of York · 5.3 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 · 1-bath · 757 sqft
£21k–£41k
£ per sqft
building cost only
£27–£54
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,299–£9,841
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,327–£15,897
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
Council lease wins — -£120/mo · £175/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 5.51% | -£294 | £101,347 | -11.6% | Low | Feasible |
| Housing-benefit rent | 3.50% | -£706 | £101,347 | -36.7% | Med | Feasible |
| ⭐ Council lease | 5.51% | -£120 | £101,347 | -3.6% | Low | Feasible |
| Refurb & refinance | 5.51% | -£294 | £119,186 | -9.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£199 | £299,711 | 6% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA York · cap £773/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- York
- LHA monthly cap:
- £773
- Scheme type:
- leasing
- Premium:
- +700% 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
+£228/mo cash flow vs Rent it out if converted to Rent by the room
10.87% Return before costs on price converted vs 5.51% as-is
As-is Rent it out
Monthly profit-£250
Return before costs on price5.51%
Cash needed£78,148
If converted to Rent by the room
Monthly profit-£22
Return before costs on price10.87%
Cash needed£94,148
Δ vs Rent it out Monthly profit+£228
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
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 67% 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 67% (242 decisions)
≈0.0% within 100 m vs 10% policy
£42,679–£77,570full refurb + room split
What's in this cost
- Kitchen£8,820–£17,640
- 1 × bathroom£5,850–£10,725
- Rewire£3,028–£5,299
- Replumb£2,271–£4,542
- Windows£7,570–£13,626
- Paint + decor£6,056–£9,841
- Flooring£9,084–£15,897
Comparables
sold within 0.5 miWide · CV 22.7%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
HMO
≈0.0% within 100 m vs 10% policy
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- GoodWestfield Primary Community SchoolPrimary · Community school · YO24 3HP
- GoodYork High SchoolSecondary · Academy sponsor led · YO24 3WZ
- Not ratedInspire AcademyNot applicable · Other independent special school · YO24 3WZ
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£14,604
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,531
Exit costs
Projected sale price (5y · 2%/yr growth)£292,581
Capital gain (pre-CGT)£27,581
Sale costs (~2.5%)£7,315
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-£11,771
Rates as of Oct 2024
Acquisition costs
£101,347cash neededPurchase price£265,000
Deposit (25%)£66,250
Stamp duty+5% additional-property surcharge£16,500
Refurb£11,472
Legal + survey£2,150
Mortgage fees£4,975
Total cash neededdeposit + costs (loan covers the rest)£101,347
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A beautifully updated two bedroom semi detached home, combining stylish interiors with excellent family space, a substantial east facing garden, garage and off street parking, ideally situated within the popular Holgate area of York.
The current owners have made a number of well considered improvements, creating a smart and cohesive home with a practical layout. The open plan kitchen and dining room forms the heart of the property, complemented by a cosy lounge with log burn…
Floor plans
Listing metazoopla · Ashtons
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£294
Cash needed
£101K
Return after costs
-3.48%
IRR
-3.47%
The Reeves, York YO24
semi_detached · 2 bed · 1 bath · 757 sqft
£265,000
est £1,217 · 5.51% gross
EPC C
Priced below market
1 / 13
5/100
Marginal
5.51% — verify the rent + comps locally.
5.51% Return before costs — around the area average for this property type.
Monthly profit −£294/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating C — Min. energy standard 2030 compliant.
Price
£265K
1% below sold comps
Return before costs
5.51%
est rent £1,217/monot enough comparablesRange £1,188–£1,247/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: £1,188–£1,247/mo · n=13
Financing
DepositYour cash in — the rest is the mortgage25% · £66,250
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 (£8,604–£16,061 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £198,750 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£294
after mortgage, operating costs & tax
Rent in£1,217/mo gross
£1,170/mo collected · £47/mo lost to voids
Where it goes
£1,077Mortgage£388Costs
Outgoings exceed rent — you top up £294/mo
Mortgage£1,077
Costs£388
Management£122
Maintenance£67
Insurance£28
CapEx reserve£61
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£294
Returns
Return before costs on price5.51%
Cash return on cash-3.48%
Gross margin£782
Cash needed£101,347
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.09
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA York · cap £773/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- York
- LHA monthly cap:
- £773
- Scheme type:
- leasing
- Premium:
- +700% 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 | £14,604 | £4,655 | £12,919 | £0 | £0 | -£2,969 | -£2,969 |
| Year 2 | £15,042 | £4,794 | £12,919 | £0 | £0 | -£2,671 | -£5,640 |
| Year 3 | £15,493 | £4,938 | £12,919 | £0 | £0 | -£2,363 | -£8,004 |
| Year 4 | £15,958 | £5,086 | £12,919 | £0 | £0 | -£2,047 | -£10,050 |
| Year 5 | £16,437 | £5,239 | £12,919 | £0 | £0 | -£1,721 | -£11,771 |
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 22.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,584
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£11,771
Acquisition costs
25% deposit£66,250
Stamp duty£16,500
Refurb£11,472
Legal + survey£2,150
Mortgage + broker£4,975
Cash needed£101,347
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
A beautifully updated two bedroom semi detached home, combining stylish interiors with excellent family space, a substantial east facing garden, garage and off street parking, ideally situated within the popular Holgate area of York.
The current owners have made a number of well considered improvements, creating a smart and cohesive home with a practical layout. The open plan kitchen and dining room forms the heart of the property, complemented by a cosy lounge with log burn…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice