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Year 5 disposal
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Weak
4.94% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Long lease (954 yrs) — no short-lease drag
Why to be cautious
- Monthly profit −£912/mo — heavily negative — needs monthly capital injection
- -5.6% 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
−£912/mo
You top up £912/mo
Price
£610K
No local sold comps to compare
Return · IRR
-5.6%/yr
Loses money over 5 years
Cash to get in
£237K
Deposit + fees + refurb
Return before costs on price 4.94%5-yr return on cash -18%Rent est. £2,512 (£2,278–£2,770)
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: £2,278–£2,770/mo · n=33
Financing
DepositYour cash in — the rest is the mortgage25% · £152,500
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 (£15,148–£28,276 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £2,500 legal + £850 survey
Mortgage fees (£)
2% product fee on £457,500 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£912
after mortgage, operating costs & tax
Rent in£2,512/mo gross
£2,415/mo collected · £97/mo lost to voids
Where it goes
£2,478Mortgage£849Costs
Outgoings exceed rent — you top up £912/mo
Mortgage£2,478
Costs£849
Management£251
Maintenance£67
Insurance£40
CapEx reserve£126
Voids + council tax£12
Service charge + ground rent£250
Ltd co. accounts£104
Tax—
Shortfall−£912
Returns
Return before costs on price4.94%
Cash return on cash-4.61%
Gross margin£1,566
Cash needed£237,197
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.97
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 | £30,144 | £10,194 | £29,738 | £0 | £0 | -£9,787 | -£9,787 |
| Year 2 | £31,048 | £10,499 | £29,738 | £0 | £0 | -£9,189 | -£18,976 |
| Year 3 | £31,980 | £10,814 | £29,738 | £0 | £0 | -£8,572 | -£27,548 |
| Year 4 | £32,939 | £11,139 | £29,738 | £0 | £0 | -£7,937 | -£35,485 |
| Year 5 | £33,927 | £11,473 | £29,738 | £0 | £0 | -£7,283 | -£42,768 |
Disposal gain (gross)-£27,895
CGT£0
Net Disposal proceeds£656,652
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 unknown
Legal & planning
Leasehold954 yr
Tenure & planning954 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Conversion approvability
Per-property planning assessment
Likely approvable78% 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 78% (426 decisions)
- this council refuses HMOs that would sandwich a family home between two HMOs — check both adjoining properties
- 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
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 profileStudent let
Tenant profilelikely cohortBS8 4JZ · 3 bed
Primary profile
Student let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Bristol · 1.5 km
Reason
1.5 km from a major UK university with 3 beds — strong HMO/student let demand.
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 · 2-bath · 1106 sqft
£30k–£60k
£ per sqft
building cost only
£27–£54
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£7,742–£14,378
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,166–£23,226
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
Price & sale history0d on marketno cuts yet
Strategy matrix
Council lease wins — -£553/mo · £359/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 | 4.94% | -£912 | £237,197 | -18.0% | Low | Feasible |
| Housing-benefit rent | 2.55% | -£1,986 | £237,197 | -46.8% | Med | Feasible |
| ⭐ Council lease | 4.94% | -£553 | £237,197 | -11.0% | Low | Feasible |
| Refurb & refinance | 4.94% | -£912 | £275,776 | -15.5% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£461 | £692,626 | 5% | Med | Feasible |
| Rent by the room | 4.60% | -£1,842 | £237,197 | -40.6% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Bristol · cap £1,296/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bristol
- LHA monthly cap:
- £1,296
- Scheme type:
- leasing
- Premium:
- +800% 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
-£823/mo cash flow vs Rent it out if converted to Rent by the room
4.72% Return before costs on price converted vs 4.94% as-is
As-is Rent it out
Monthly profit-£547
Return before costs on price4.94%
Cash needed£164,398
If converted to Rent by the room
Monthly profit-£1,370
Return before costs on price4.72%
Cash needed£180,398
Δ vs Rent it out Monthly profit-£823
Show conversion detail
Conversion cost estimate
£52,800
Range: £45,600 – £62,400
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 78% 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 78% (426 decisions)
≈0.0% within 100 m vs 10% policy
£65,574–£124,574full refurb + room split
What's in this cost
- Kitchen£9,540–£19,080
- 2 × bathroom£12,900–£23,650
- Rewire£4,424–£8,848
- Replumb£3,318–£7,742
- Windows£11,060–£21,014
- Paint + decor£9,954–£17,696
- Flooring£14,378–£26,544
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Clifton Ward (1999 ward boundary)
≈0.0% within 100 m vs 10% policy
Schools & catchment1 school nearby
Nearby schoolsOfsted-rated, nearest first1 of 5
- GoodHotwells Primary SchoolPrimary · Academy converter · BS8 4ND
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£30,144
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£10,946
Exit costs
Projected sale price (5y · 2%/yr growth)£673,489
Capital gain (pre-CGT)£63,489
Sale costs (~2.5%)£16,837
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-£42,768
Rates as of Oct 2024
Acquisition costs
£237,197cash neededPurchase price£610,000
Deposit (25%)£152,500
Stamp duty+5% additional-property surcharge£51,000
Refurb£20,197
Legal + survey£3,350
Mortgage fees£10,150
Total cash neededdeposit + costs (loan covers the rest)£237,197
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
At the heart of the home is the kitchen with slate flooring, vaulted ceilings and three sky lights allowing plenty of natural light. The kitchen features under floor heating, bespoke cabinetry, farmhouse sink and plenty of integrated appliances, alongside space for a dining table to create a real social space.
The living room is at the front of the apartment, with south facing views through the two sash windows and further skylights creating a bright space. A log burner with…
Floor plans
Listing metazoopla · Knight Frank - Bristol City Sales
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£912
Cash needed
£237K
Return after costs
-4.61%
IRR
-5.59%
Royal York Crescent, Bristol BS8
flat · 3 bed · 2 bath · 1,106 sqft
£610,000
est £2,512 · 4.94% gross
Leasehold 954yr
1 / 17
0/100
Marginal
4.94% — verify the rent + comps locally.
4.94% Return before costs — around the area average for this property type.
Monthly profit −£912/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£610K
Return before costs
4.94%
est rent £2,512/monot enough comparablesRange £2,278–£2,770/mo (Q1–Q3)
Bedrooms
3
2 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: £2,278–£2,770/mo · n=33
Financing
DepositYour cash in — the rest is the mortgage25% · £152,500
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 (£15,148–£28,276 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £2,500 legal + £850 survey
Mortgage fees (£)
2% product fee on £457,500 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£912
after mortgage, operating costs & tax
Rent in£2,512/mo gross
£2,415/mo collected · £97/mo lost to voids
Where it goes
£2,478Mortgage£849Costs
Outgoings exceed rent — you top up £912/mo
Mortgage£2,478
Costs£849
Management£251
Maintenance£67
Insurance£40
CapEx reserve£126
Voids + council tax£12
Service charge + ground rent£250
Ltd co. accounts£104
Tax—
Shortfall−£912
Returns
Return before costs on price4.94%
Cash return on cash-4.61%
Gross margin£1,566
Cash needed£237,197
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.97
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Bristol · cap £1,296/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bristol
- LHA monthly cap:
- £1,296
- Scheme type:
- leasing
- Premium:
- +800% 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 | £30,144 | £10,194 | £29,738 | £0 | £0 | -£9,787 | -£9,787 |
| Year 2 | £31,048 | £10,499 | £29,738 | £0 | £0 | -£9,189 | -£18,976 |
| Year 3 | £31,980 | £10,814 | £29,738 | £0 | £0 | -£8,572 | -£27,548 |
| Year 4 | £32,939 | £11,139 | £29,738 | £0 | £0 | -£7,937 | -£35,485 |
| Year 5 | £33,927 | £11,473 | £29,738 | £0 | £0 | -£7,283 | -£42,768 |
Rent by the room upside
What we verified
6007
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureLeasehold years remaining954 yr
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
Service chargeReduces net yield£2,700/yr
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£5,948
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£42,768
Acquisition costs
25% deposit£152,500
Stamp duty£51,000
Refurb£20,197
Legal + survey£3,350
Mortgage + broker£10,150
Cash needed£237,197
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
At the heart of the home is the kitchen with slate flooring, vaulted ceilings and three sky lights allowing plenty of natural light. The kitchen features under floor heating, bespoke cabinetry, farmhouse sink and plenty of integrated appliances, alongside space for a dining table to create a real social space.
The living room is at the front of the apartment, with south facing views through the two sash windows and further skylights creating a bright space. A log burner with…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice