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Year 5 disposal
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0/ 100
Weak
4.85% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£521/mo — heavily negative — needs monthly capital injection
- -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.
- 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
−£521/mo
You top up £521/mo
Price
£360K
No local sold comps to compare
Return · IRR
-3.5%/yr
Loses money over 5 years
Cash to get in
£179K
Deposit + fees + refurb
Return before costs on price 4.85%5-yr return on cash -14%Rent est. £1,455 (£1,397–£1,515)
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: £1,397–£1,515/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £90,000
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 (£40,847–£76,247 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £270,000 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£521
after mortgage, operating costs & tax
Rent in£1,455/mo gross
£1,399/mo collected · £56/mo lost to voids
Where it goes
£1,463Mortgage£457Costs
Outgoings exceed rent — you top up £521/mo
Mortgage£1,463
Costs£457
Management£146
Maintenance£100
Insurance£28
CapEx reserve£73
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£521
Returns
Return before costs on price4.85%
Cash return on cash-3.49%
Gross margin£942
Cash needed£179,012
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.96
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 | £17,460 | £5,490 | £17,550 | £0 | £0 | -£5,579 | -£5,579 |
| Year 2 | £17,984 | £5,654 | £17,550 | £0 | £0 | -£5,220 | -£10,800 |
| Year 3 | £18,523 | £5,824 | £17,550 | £0 | £0 | -£4,850 | -£15,650 |
| Year 4 | £19,079 | £5,999 | £17,550 | £0 | £0 | -£4,470 | -£20,120 |
| Year 5 | £19,651 | £6,178 | £17,550 | £0 | £0 | -£4,077 | -£24,197 |
Disposal gain (gross)-£55,080
CGT£0
Net Disposal proceeds£387,532
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 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 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 profileFamily let
Tenant profilelikely cohortYO32 9YF · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of York · 3.8 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
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
3-bed · 1-bath · 760 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£5,320–£9,880
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,360–£15,960
Guide rates · UK May 2026
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 — -£312/mo · £209/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 | 4.85% | -£521 | £179,012 | -13.5% | Low | Feasible |
| Housing-benefit rent | 2.74% | -£1,089 | £179,012 | -33.5% | Med | Feasible |
| ⭐ Council lease | 4.85% | -£312 | £179,012 | -8.1% | Low | Feasible |
| Refurb & refinance | 4.85% | -£521 | £218,797 | -11.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£232 | £464,397 | -6% | Med | Feasible |
| Rent by the room | 7.00% | -£699 | £179,012 | -16.0% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA York · cap £823/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- York
- LHA monthly cap:
- £823
- 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
+£35/mo cash flow vs Rent it out if converted to Rent by the room
8.00% Return before costs on price converted vs 4.85% as-is
As-is Rent it out
Monthly profit-£428
Return before costs on price4.85%
Cash needed£101,898
If converted to Rent by the room
Monthly profit-£394
Return before costs on price8.00%
Cash needed£117,898
Δ vs Rent it out Monthly profit+£35
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
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
£42,790–£77,765full refurb + room split
What's in this cost
- Kitchen£8,820–£17,640
- 1 × bathroom£5,850–£10,725
- Rewire£3,040–£5,320
- Replumb£2,280–£4,560
- Windows£7,600–£13,680
- Paint + decor£6,080–£9,880
- Flooring£9,120–£15,960
Comparables
sold within 0.5 miLoading 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
- GoodHuntington Primary AcademyPrimary · Academy converter · YO32 9QT
- Not ratedStockton-on-the-Forest Primary SchoolPrimary · Community school · YO32 9UP
- Not ratedHuntington SchoolSecondary · Community school · YO32 9WT
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£17,460
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£6,251
Exit costs
Projected sale price (5y · 2%/yr growth)£397,469
Capital gain (pre-CGT)£37,469
Sale costs (~2.5%)£9,937
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-£24,197
Rates as of Oct 2024
Acquisition costs
£179,012cash neededPurchase price£360,000
Deposit (25%)£90,000
Stamp duty+5% additional-property surcharge£26,000
Refurb£54,462
Legal + survey£2,150
Mortgage fees£6,400
Total cash neededdeposit + costs (loan covers the rest)£179,012
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Ashtons Estate Agents are delighted to offer to the market this beautifully presented three-bedroom detached bungalow, situated within the popular residential area of Huntington, to the north-east of York. Thoughtfully renovated by the current owner, the property combines stylish modern interiors with a practical layout, generous driveway parking, a garage and a private enclosed rear garden. The location is particularly convenient, with Monks Cross and Vangarde Shopping Parks…
Floor plans
Listing metazoopla · Ashtons
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£521
Cash needed
£179K
Return after costs
-3.49%
IRR
-3.48%
Andrew Drive, Huntington, York YO32
detached · 3 bed · 1 bath · 760 sqft
£360,000
est £1,455 · 4.85% gross
1 / 16
0/100
Marginal
4.85% — verify the rent + comps locally.
4.85% Return before costs — around the area average for this property type.
Monthly profit −£521/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£360K
Return before costs
4.85%
est rent £1,455/monot enough comparablesRange £1,397–£1,515/mo (Q1–Q3)
Bedrooms
3
1 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: £1,397–£1,515/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £90,000
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 (£40,847–£76,247 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £270,000 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£521
after mortgage, operating costs & tax
Rent in£1,455/mo gross
£1,399/mo collected · £56/mo lost to voids
Where it goes
£1,463Mortgage£457Costs
Outgoings exceed rent — you top up £521/mo
Mortgage£1,463
Costs£457
Management£146
Maintenance£100
Insurance£28
CapEx reserve£73
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£521
Returns
Return before costs on price4.85%
Cash return on cash-3.49%
Gross margin£942
Cash needed£179,012
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.96
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA York · cap £823/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- York
- LHA monthly cap:
- £823
- 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 | £17,460 | £5,490 | £17,550 | £0 | £0 | -£5,579 | -£5,579 |
| Year 2 | £17,984 | £5,654 | £17,550 | £0 | £0 | -£5,220 | -£10,800 |
| Year 3 | £18,523 | £5,824 | £17,550 | £0 | £0 | -£4,850 | -£15,650 |
| Year 4 | £19,079 | £5,999 | £17,550 | £0 | £0 | -£4,470 | -£20,120 |
| Year 5 | £19,651 | £6,178 | £17,550 | £0 | £0 | -£4,077 | -£24,197 |
Rent by the room upside
What we verified
5007
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▾
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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,510
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£24,197
Acquisition costs
25% deposit£90,000
Stamp duty£26,000
Refurb£54,462
Legal + survey£2,150
Mortgage + broker£6,400
Cash needed£179,012
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
Ashtons Estate Agents are delighted to offer to the market this beautifully presented three-bedroom detached bungalow, situated within the popular residential area of Huntington, to the north-east of York. Thoughtfully renovated by the current owner, the property combines stylish modern interiors with a practical layout, generous driveway parking, a garage and a private enclosed rear garden. The location is particularly convenient, with Monks Cross and Vangarde Shopping Parks…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice