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Year 5 disposal
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Weak
3.19% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- EPC C — MEES compliant
Why to be cautious
- 3.19% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£1,684/mo — heavily negative — needs monthly capital injection
- -8.4% 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
−£2K/mo
You top up £2K/mo
Price vs market
Above comparable sales
+110% vs 12 sold
Return · IRR
-8.4%/yr
Loses money over 5 years
Cash to get in
£287K
Deposit + fees + refurb
Price £750KReturn before costs on price 3.19%5-yr return on cash -32%Rent est. £1,992 (£1,811–£2,191)
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: £1,811–£2,191/mo · n=11
Financing
DepositYour cash in — the rest is the mortgage25% · £187,500
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 (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £562,500 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£1,684
after mortgage, operating costs & tax
Rent in£1,992/mo gross
£1,915/mo collected · £77/mo lost to voids
Where it goes
£3,047Mortgage
Outgoings exceed rent — you top up £1,684/mo
Mortgage£3,047
Costs£553
Management£199
Maintenance£100
Insurance£40
CapEx reserve£100
Voids + council tax£10
Ltd co. accounts£104
Tax—
Shortfall−£1,684
Returns
Return before costs on price3.19%
Cash return on cash-7.04%
Gross margin£1,363
Cash needed£287,108
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.63
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 | £23,904 | £6,632 | £36,563 | £0 | £0 | -£19,291 | -£19,291 |
| Year 2 | £24,621 | £6,831 | £36,563 | £0 | £0 | -£18,772 | -£38,063 |
| Year 3 | £25,360 | £7,036 | £36,563 | £0 | £0 | -£18,239 | -£56,302 |
| Year 4 | £26,121 | £7,247 | £36,563 | £0 | £0 | -£17,689 | -£73,991 |
| Year 5 | £26,904 | £7,464 | £36,563 | £0 | £0 | -£17,123 | -£91,114 |
Disposal gain (gross)-£29,999
CGT£0
Net Disposal proceeds£807,359
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 approvable67% likely
Confidence: low
- 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)
- 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 100 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 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 profileFamily let
Tenant profilelikely cohortYO32 5TF · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of York · 9.7 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 · 1170 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£8,190–£15,210
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,870–£24,570
Guide rates · UK May 2026 · sqft auto-estimated from beds
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
Council lease wins — -£1,399/mo · £286/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 | 3.19% | -£1,684 | £287,108 | -31.7% | Low | Feasible |
| Housing-benefit rent | 1.92% | -£2,409 | £287,108 | -47.5% | Med | Feasible |
| ⭐ Council lease | 3.19% | -£1,399 | £287,108 | -27.1% | Low | Feasible |
| Refurb & refinance | 3.19% | -£1,684 | £332,391 | -27.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£244 | £845,141 | 6% | Med | Feasible |
| Rent by the room | 4.48% | -£2,004 | £287,108 | -35.6% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA York · cap £1,197/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- York
- LHA monthly cap:
- £1,197
- 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
-£401/mo cash flow vs Rent it out if converted to Rent by the room
3.84% Return before costs on price converted vs 3.19% as-is
As-is Rent it out
Monthly profit-£1,516
Return before costs on price3.19%
Cash needed£199,398
If converted to Rent by the room
Monthly profit-£1,917
Return before costs on price3.84%
Cash needed£215,398
Δ vs Rent it out Monthly profit-£401
Show conversion detail
Conversion cost estimate
£26,000
Range: £20,000 – £34,000
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
£63,810–£115,140full refurb + room split
What's in this cost
- Kitchen£8,820–£17,640
- 2 × bathroom£11,700–£21,450
- Rewire£4,680–£8,190
- Replumb£3,510–£7,020
- Windows£11,700–£21,060
- Paint + decor£9,360–£15,210
- Flooring£14,040–£24,570
Comparables
sold within 0.5 miWide · CV 32.6%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Local HMO policy & concentration
≈0.0% within 100 m vs 10% policy
Schools & catchment1 school nearby
Nearby schoolsOfsted-rated, nearest first1 of 5
- GoodRobert Wilkinson Primary AcademyPrimary · Academy converter · YO32 5UH
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£23,904
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£20,210
Exit costs
Projected sale price (5y · 2%/yr growth)£828,061
Capital gain (pre-CGT)£78,061
Sale costs (~2.5%)£20,702
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-£91,114
Rates as of Oct 2024
Acquisition costs
£287,108cash neededPurchase price£750,000
Deposit (25%)£187,500
Stamp duty+5% additional-property surcharge£65,000
Refurb£19,458
Legal + survey£2,900
Mortgage fees£12,250
Total cash neededdeposit + costs (loan covers the rest)£287,108
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A fabulous extended four double bedroom detached home, occupying an enviable position within a highly desirable cul-de-sac of individual detached properties. The superb accommodation is ideally suited to modern family life, with the standout feature being an impressive open-plan kitchen, dining and living space opening directly onto the rear garden. Further highlights include a separate lounge and family room, two bathrooms, a dressing room, integral garage and generous off-s…
Floor plans
Listing metazoopla · Your Move - Anscombs
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£1,684
Cash needed
£287K
Return after costs
-7.04%
IRR
-8.38%
Oak Tree Way, Strensall, York, North Yorkshire YO32
detached · 4 bed · 2 bath
£750,000
est £1,992 · 3.19% gross
EPC C
1 / 27
0/100
Marginal
3.19% — verify the rent + comps locally.
3.19% Return before costs — around the area average for this property type.
Monthly profit −£1,684/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating C — Min. energy standard 2030 compliant.
Price
£750K
110% above sold comps
Return before costs
3.19%
est rent £1,992/monot enough comparablesRange £1,811–£2,191/mo (Q1–Q3)
Bedrooms
4
2 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: £1,811–£2,191/mo · n=11
Financing
DepositYour cash in — the rest is the mortgage25% · £187,500
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 (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £562,500 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£1,684
after mortgage, operating costs & tax
Rent in£1,992/mo gross
£1,915/mo collected · £77/mo lost to voids
Where it goes
£3,047Mortgage
Outgoings exceed rent — you top up £1,684/mo
Mortgage£3,047
Costs£553
Management£199
Maintenance£100
Insurance£40
CapEx reserve£100
Voids + council tax£10
Ltd co. accounts£104
Tax—
Shortfall−£1,684
Returns
Return before costs on price3.19%
Cash return on cash-7.04%
Gross margin£1,363
Cash needed£287,108
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.63
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA York · cap £1,197/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- York
- LHA monthly cap:
- £1,197
- 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 | £23,904 | £6,632 | £36,563 | £0 | £0 | -£19,291 | -£19,291 |
| Year 2 | £24,621 | £6,831 | £36,563 | £0 | £0 | -£18,772 | -£38,063 |
| Year 3 | £25,360 | £7,036 | £36,563 | £0 | £0 | -£18,239 | -£56,302 |
| Year 4 | £26,121 | £7,247 | £36,563 | £0 | £0 | -£17,689 | -£73,991 |
| Year 5 | £26,904 | £7,464 | £36,563 | £0 | £0 | -£17,123 | -£91,114 |
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 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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 32.6%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£7,313
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£91,114
Acquisition costs
25% deposit£187,500
Stamp duty£65,000
Refurb£19,458
Legal + survey£2,900
Mortgage + broker£12,250
Cash needed£287,108
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 fabulous extended four double bedroom detached home, occupying an enviable position within a highly desirable cul-de-sac of individual detached properties. The superb accommodation is ideally suited to modern family life, with the standout feature being an impressive open-plan kitchen, dining and living space opening directly onto the rear garden. Further highlights include a separate lounge and family room, two bathrooms, a dressing room, integral garage and generous off-s…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice