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Year 5 disposal
BMV -6%
⊞ View all 9
46/ 100
Caution
7.81% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.81% return before costs — above-market
- Priced below market -6% vs 11 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (936 yrs) — no short-lease drag
Why to be cautious
- Floor area 485 sqft — small for the type
- Monthly profit −£139/mo — mildly negative — equity build may cover
- -2.8% 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
−£139/mo
You top up £139/mo
Price vs market
Below market value
-6% vs 11 sold · interior unseen
Return · IRR
-2.8%/yr
Loses money over 5 years
Cash left in
£50K
Stays in after refinancing at value
Price £145KCash to buy £57KReturn before costs on price 7.81%5-yr return on cash -8%Rent est. £944 (£865–£1,030)
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: £865–£1,030/mo · n=12
Financing
DepositYour cash in — the rest is the mortgage25% · £36,250
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 (£6,071–£11,332 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £108,750 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£139
after mortgage, operating costs & tax
Rent in£944/mo gross
£908/mo collected · £36/mo lost to voids
Where it goes
£589Mortgage£458Costs
Outgoings exceed rent — you top up £139/mo
Mortgage£589
Costs£458
Management£94
Maintenance£67
Insurance£20
CapEx reserve£47
Voids + council tax£5
Service charge + ground rent£120
Ltd co. accounts£104
Tax—
Shortfall−£139
Returns
Return before costs on price7.81%
Cash return on cash-2.93%
Gross margin£450
Cash needed£57,169
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.54
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 | £11,328 | £5,497 | £7,069 | £0 | £0 | -£1,237 | -£1,237 |
| Year 2 | £11,668 | £5,662 | £7,069 | £0 | £0 | -£1,063 | -£2,300 |
| Year 3 | £12,018 | £5,831 | £7,069 | £0 | £0 | -£882 | -£3,182 |
| Year 4 | £12,378 | £6,006 | £7,069 | £0 | £0 | -£697 | -£3,879 |
| Year 5 | £12,750 | £6,187 | £7,069 | £0 | £0 | -£506 | -£4,385 |
Disposal gain (gross)-£6,655
CGT£0
Net Disposal proceeds£156,089
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
Leasehold936 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
936 yr
Service charge
Annual running cost
£1,137/yr
Extracted from listing description · verify with solicitor
Tenure & planning936 yr
Legal & planning
2 checks- TenureLeasehold
- 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
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
Verify
Lender impact
No EWS1 / floor info in description. Buildings > 11 m need EWS1 or PAS 9980 — confirm height + status with the agent before offering.
Verify with lender
A1/A2 = mortgageable · B1 = mortgageable with plan · B2 = remediation required
RICS EWS1 guidance →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 2SL · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of York · 4.8 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
1-bed · 1-bath · 485 sqft
£16k–£32k
£ per sqft
building cost only
£33–£66
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£3,395–£6,305
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£5,335–£10,185
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 — -£3/mo · £136/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 | 7.81% | -£139 | £57,169 | -7.7% | Low | Feasible |
| Housing-benefit rent | 5.57% | -£404 | £57,169 | -35.4% | Med | Feasible |
| ⭐ Council lease | 7.81% | -£3 | £57,169 | 2.8% | Low | Feasible |
| Refurb & refinance | 7.81% | -£139 | £67,657 | -6.5% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£311 | £165,982 | 4% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA York · cap £673/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- York
- LHA monthly cap:
- £673
- 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
+£365/mo cash flow vs Rent it out if converted to Rent by the room
19.86% Return before costs on price converted vs 7.81% as-is
As-is Rent it out
Monthly profit-£3
Return before costs on price7.81%
Cash needed£48,148
If converted to Rent by the room
Monthly profit+£361
Return before costs on price19.86%
Cash needed£64,148
Δ vs Rent it out Monthly profit+£365
Show conversion detail
Cannot Rent by the room:Only 1 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
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
Comparables
sold within 0.5 miWide · CV 18.7%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 & catchment1 school nearby
Nearby schoolsOfsted-rated, nearest first1 of 5
- OutstandingWoodthorpe Primary SchoolPrimary · Academy converter · YO24 2RU
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£11,328
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,673
Exit costs
Projected sale price (5y · 2%/yr growth)£160,092
Capital gain (pre-CGT)£15,092
Sale costs (~2.5%)£4,002
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-£4,385
Rates as of Oct 2024
Acquisition costs
£57,169cash neededPurchase price£145,000
Deposit (25%)£36,250
Stamp duty+5% additional-property surcharge£7,650
Refurb£8,094
Legal + survey£2,000
Mortgage fees£3,175
Total cash neededdeposit + costs (loan covers the rest)£57,169
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A spacious one bedroom apartment situated on the first floor of a purpose built block overlooking trees and an attractive lawned communal garden area. The apartment is conveniently placed in the Woodthorpe area of York with a number of nearby amenities.
Located in the popular Woodthorpe area of York, the property is conveniently positioned for a range of local amenities, with excellent access to York city centre, the A64 and wider motorway network.
Stairs lead to the first-…
Floor plans
Nearby active comparables7 rentals
Comparable rentals
YO24 · same beds + typeMedian nearby: £850/mo · 7 of 7 already let-£94 vs our est
- York Road, Acomb, York, North Yorkshi…Let1b£850/moMay 2026
- Tadcaster Road, York, North Yorkshire…Let1b£895/moMay 2026
- The Crescent, Off Blossom Street, Yor…Let1b£1,100/moMay 2026
- Dringfield Close, YorkLet1b£825/moMay 2026
- Tadcaster Road, York, North Yorkshire…Let1b£2,200/moMay 2026
- York Road, Acomb, York, North Yorkshi…Let1b£850/moMay 2026
- Dringfield Close, York YO24Let1b£825/moMay 2026
Other deals nearby
YO24 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Hudson Moody - York City Centre
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£139
Cash needed
£57K
Return after costs
-2.93%
IRR
-2.78%
Silverdale Court, York YO24
flat · 1 bed · 1 bath · 485 sqft
£145,000
est £944 · 7.81% gross
Leasehold 936yrEPC C
Priced below market
1 / 9
46/100
Caution
7.81% — verify the rent + comps locally.
Priced below market -6% vs 11 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.81% Return before costs — above-market
Price
£145K
6% below sold comps
Return before costs
7.81%
est rent £944/monot enough comparablesRange £865–£1,030/mo (Q1–Q3)
Bedrooms
1
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: £865–£1,030/mo · n=12
Financing
DepositYour cash in — the rest is the mortgage25% · £36,250
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 (£6,071–£11,332 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £108,750 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£139
after mortgage, operating costs & tax
Rent in£944/mo gross
£908/mo collected · £36/mo lost to voids
Where it goes
£589Mortgage£458Costs
Outgoings exceed rent — you top up £139/mo
Mortgage£589
Costs£458
Management£94
Maintenance£67
Insurance£20
CapEx reserve£47
Voids + council tax£5
Service charge + ground rent£120
Ltd co. accounts£104
Tax—
Shortfall−£139
Returns
Return before costs on price7.81%
Cash return on cash-2.93%
Gross margin£450
Cash needed£57,169
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.54
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA York · cap £673/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- York
- LHA monthly cap:
- £673
- 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 | £11,328 | £5,497 | £7,069 | £0 | £0 | -£1,237 | -£1,237 |
| Year 2 | £11,668 | £5,662 | £7,069 | £0 | £0 | -£1,063 | -£2,300 |
| Year 3 | £12,018 | £5,831 | £7,069 | £0 | £0 | -£882 | -£3,182 |
| Year 4 | £12,378 | £6,006 | £7,069 | £0 | £0 | -£697 | -£3,879 |
| Year 5 | £12,750 | £6,187 | £7,069 | £0 | £0 | -£506 | -£4,385 |
Rent by the room upside
What we verified
5206
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining936 yr
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
Service chargeReduces net yield£1,137/yr
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 18.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,414
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£4,385
Acquisition costs
25% deposit£36,250
Stamp duty£7,650
Refurb£8,094
Legal + survey£2,000
Mortgage + broker£3,175
Cash needed£57,169
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 spacious one bedroom apartment situated on the first floor of a purpose built block overlooking trees and an attractive lawned communal garden area. The apartment is conveniently placed in the Woodthorpe area of York with a number of nearby amenities.
Located in the popular Woodthorpe area of York, the property is conveniently positioned for a range of local amenities, with excellent access to York city centre, the A64 and wider motorway network.
Stairs lead to the first-…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice