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Year 5 disposal
BMV -5%
⊞ View all 13
2/ 100
Weak
5.43% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Priced below market -5% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- EPC E — must hit C by 2030 (~£6,000–£12,000)
- Monthly profit −£311/mo — significantly negative — real recurring drain
- -3.7% 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
−£311/mo
You top up £311/mo
Price vs market
Below market value
-5% vs 12 sold · interior unseen
Return · IRR
-3.7%/yr
Loses money over 5 years
Cash left in
£89K
Stays in after refinancing at value
Price £265KCash to buy £101KReturn before costs on price 5.43%5-yr return on cash -13%Rent est. £1,199 (£946–£1,520)
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: £946–£1,520/mo · n=5
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 (£8,073–£15,070 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
-£311
after mortgage, operating costs & tax
Rent in£1,199/mo gross
£1,153/mo collected · £46/mo lost to voids
Where it goes
£1,077Mortgage£387Costs
Outgoings exceed rent — you top up £311/mo
Mortgage£1,077
Costs£387
Management£120
Maintenance£67
Insurance£28
CapEx reserve£60
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£311
Returns
Return before costs on price5.43%
Cash return on cash-3.70%
Gross margin£766
Cash needed£100,639
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.07
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 | £14,388 | £4,642 | £12,919 | £0 | £0 | -£3,173 | -£3,173 |
| Year 2 | £14,820 | £4,781 | £12,919 | £0 | £0 | -£2,881 | -£6,054 |
| Year 3 | £15,264 | £4,925 | £12,919 | £0 | £0 | -£2,579 | -£8,633 |
| Year 4 | £15,722 | £5,073 | £12,919 | £0 | £0 | -£2,269 | -£10,902 |
| Year 5 | £16,194 | £5,225 | £12,919 | £0 | £0 | -£1,950 | -£12,852 |
Disposal gain (gross)-£9,147
CGT£0
Net Disposal proceeds£285,267
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
Building condition
Energy ratingE
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand E
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£6k–£12k
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 cohortYO62 4DU · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of York · 28.6 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 · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,670–£10,530
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,910–£17,010
Guide rates · UK May 2026 · sqft auto-estimated from beds
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 — -£311/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 | 5.43% | -£311 | £100,639 | -12.8% | Low | Feasible |
| Housing-benefit rent | 2.49% | -£878 | £100,639 | -48.9% | Med | Feasible |
| Council lease | 0.00% | -£1,276 | £100,639 | -76.8% | Low | Feasible |
| Refurb & refinance | 5.43% | -£311 | £118,195 | -10.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£199 | £298,720 | 6% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Scarborough · cap £549/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Scarborough
- LHA monthly cap:
- £549
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
+£243/mo cash flow vs Rent it out if converted to Rent by the room
10.87% Return before costs on price converted vs 5.43% as-is
As-is Rent it out
Monthly profit-£265
Return before costs on price5.43%
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+£243
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
£44,640–£81,015full refurb + room split
What's in this cost
- Kitchen£8,820–£17,640
- 1 × bathroom£5,850–£10,725
- Rewire£3,240–£5,670
- Replumb£2,430–£4,860
- Windows£8,100–£14,580
- Paint + decor£6,480–£10,530
- Flooring£9,720–£17,010
Comparables
sold within 0.5 miWide · CV 37.3%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- Not ratedAmpleforth CollegeNot applicable · Other independent school · YO62 4ER
- Not ratedSlingsby Community Primary SchoolPrimary · Community school · YO62 4AA
- Not ratedSt Benedict's Catholic Primary School - a Catholic voluntary academyPrimary · Academy converter · YO62 4DE
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£14,388
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,726
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-£12,852
Rates as of Oct 2024
Acquisition costs
£100,639cash neededPurchase price£265,000
Deposit (25%)£66,250
Stamp duty+5% additional-property surcharge£16,500
Refurb£10,764
Legal + survey£2,150
Mortgage fees£4,975
Total cash neededdeposit + costs (loan covers the rest)£100,639
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Croft cottage occupies an attractive position in the heart of this highly sought after village to the north of york. Beautifully presented following A programme of improvement, this charming period cottage combines A wealth of original character with well considered modern finishes. To the rear, the first floor enjoys far reaching countryside views, whilst outside is A delightful south facing cottage courtyard
Mileages: Helmsley - 5 miles, Easingwold - 9 miles, Thirsk - 12 m…
Floor plans
Listing metazoopla · Churchills Estate Agents Easingwold
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£311
Cash needed
£101K
Return after costs
-3.70%
IRR
-3.71%
West End, Ampleforth, York YO62
semi_detached · 2 bed · 1 bath
£265,000
est £1,199 · 5.43% gross
EPC E
Priced below market
1 / 13
2/100
Marginal
5.43% — verify the rent + comps locally.
Priced below market -5% vs 12 nearby sold (last 12 mo)
Energy rating E — Min. energy standard blocker by 2030 (~£6,000–£12,000 upgrade)
Price
£265K
5% below sold comps
Return before costs
5.43%
est rent £1,199/monot enough comparablesRange £946–£1,520/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
E
MEES (Minimum Energy Efficiency Standards) blocker by 2030
~£6,000–£12,000 upgrade
~£6,000–£12,000 upgrade
Deal flags1 issue
EPC E — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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: £946–£1,520/mo · n=5
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 (£8,073–£15,070 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
-£311
after mortgage, operating costs & tax
Rent in£1,199/mo gross
£1,153/mo collected · £46/mo lost to voids
Where it goes
£1,077Mortgage£387Costs
Outgoings exceed rent — you top up £311/mo
Mortgage£1,077
Costs£387
Management£120
Maintenance£67
Insurance£28
CapEx reserve£60
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£311
Returns
Return before costs on price5.43%
Cash return on cash-3.70%
Gross margin£766
Cash needed£100,639
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.07
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Scarborough · cap £549/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Scarborough
- LHA monthly cap:
- £549
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 | £14,388 | £4,642 | £12,919 | £0 | £0 | -£3,173 | -£3,173 |
| Year 2 | £14,820 | £4,781 | £12,919 | £0 | £0 | -£2,881 | -£6,054 |
| Year 3 | £15,264 | £4,925 | £12,919 | £0 | £0 | -£2,579 | -£8,633 |
| Year 4 | £15,722 | £5,073 | £12,919 | £0 | £0 | -£2,269 | -£10,902 |
| Year 5 | £16,194 | £5,225 | £12,919 | £0 | £0 | -£1,950 | -£12,852 |
Rent by the room upside
What we verified
3216
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▾
EPC~£6,000–£12,000 to upgrade to CE
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 37.3%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-£12,852
Acquisition costs
25% deposit£66,250
Stamp duty£16,500
Refurb£10,764
Legal + survey£2,150
Mortgage + broker£4,975
Cash needed£100,639
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
Croft cottage occupies an attractive position in the heart of this highly sought after village to the north of york. Beautifully presented following A programme of improvement, this charming period cottage combines A wealth of original character with well considered modern finishes. To the rear, the first floor enjoys far reaching countryside views, whilst outside is A delightful south facing cottage courtyard
Mileages: Helmsley - 5 miles, Easingwold - 9 miles, Thirsk - 12 m…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice