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Year 5 disposal
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28/ 100
Weak
7.79% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.79% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (108 yrs) — no short-lease drag
- EPC B — MEES compliant
Why to be cautious
- Monthly profit −£289/mo — significantly negative — real recurring drain
- -4.8% 5y IRR — capital outlay disproportionate to returns
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£289/mo
You top up £289/mo
Price vs market
Above comparable sales
+24% vs 12 sold
Return · IRR
-4.8%/yr
Loses money over 5 years
Cash to get in
£72K
Deposit + fees + refurb
Price £210KReturn before costs on price 7.79%5-yr return on cash -17%Rent est. £1,363 (£1,208–£1,538)
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: £1,208–£1,538/mo · n=126
Financing
DepositYour cash in — the rest is the mortgage25% · £52,500
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £157,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£289
after mortgage, operating costs & tax
Rent in£1,363/mo gross
£1,311/mo collected · £52/mo lost to voids
Where it goes
£853Mortgage£747Costs
Outgoings exceed rent — you top up £289/mo
Mortgage£853
Costs£747
Management£136
Maintenance£67
Insurance£28
CapEx reserve£68
Voids + council tax£8
Service charge + ground rent£335
Ltd co. accounts£104
Tax—
Shortfall−£289
Returns
Return before costs on price7.79%
Cash return on cash-4.81%
Gross margin£564
Cash needed£72,200
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 | £16,356 | £8,959 | £10,238 | £0 | £0 | -£2,840 | -£2,840 |
| Year 2 | £16,847 | £9,228 | £10,238 | £0 | £0 | -£2,618 | -£5,459 |
| Year 3 | £17,352 | £9,504 | £10,238 | £0 | £0 | -£2,390 | -£7,849 |
| Year 4 | £17,873 | £9,790 | £10,238 | £0 | £0 | -£2,154 | -£10,003 |
| Year 5 | £18,409 | £10,083 | £10,238 | £0 | £0 | -£1,912 | -£11,915 |
Disposal gain (gross)£511
CGT£97
Net Disposal proceeds£225,964
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
Leasehold108 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
108 yr
Ground rent
Doubling = lender risk
£600/yr
Service charge
Annual running cost
£3,420/yr
High ground rent — £600/year
Above the £250 assured-tenancy threshold. Risk of forfeiture proceedings on missed payments. Some lenders cap acceptable ground rent at this level.
Service charge ~1.63% of price
£3,420/year on a £210,000 property eats ~10–15% of typical gross yield. Build into the BTL model.
Extracted from listing description · verify with solicitor
Tenure & planning108 yr
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingB
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand B
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 cohortYO31 7SR · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of York · 2.5 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 · 834 sqft
£22k–£44k
£ per sqft
building cost only
£27–£52
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,838–£10,842
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£9,174–£17,514
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history219d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£120,200 in 2009 → £210,000 asking
+74.7%in 17y
- 2009£120,200—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Short-stay let / Airbnb wins — +£1,510/mo · £1,603/mo ahead of Council lease
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 7.79% | -£289 | £72,200 | -16.5% | Low | Feasible |
| Housing-benefit rent | 4.42% | -£821 | £72,200 | -62.8% | Med | Feasible |
| Council lease | 7.79% | -£92 | £72,200 | -3.8% | Low | Feasible |
| Refurb & refinance | 7.79% | -£289 | £83,240 | -14.3% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 31.58% | +£1,510 | £72,200 | 137.1% | High | Feasible |
| Buy, improve & sell | 0.00% | -£534 | £226,090 | 9% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context390 active short-lets nearby
Short-let market context
- 390 active short-let listings in this postcode
- Superhosts earn -9.2% premium here
Housing-benefit (LHA) scheme detailBRMA York · cap £773/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- York
- LHA monthly cap:
- £773
- 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
Local lettings demandby strategyLive area data
Short-stay let66% occupancy
£275/night ADR
Based on 24 short-let comps nearby
Rent by the room conversion upside
+£89/mo cash flow vs Rent it out if converted to Rent by the room
13.71% Return before costs on price converted vs 7.79% as-is
As-is Rent it out
Monthly profit+£67
Return before costs on price7.79%
Cash needed£64,398
If converted to Rent by the room
Monthly profit+£156
Return before costs on price13.71%
Cash needed£80,398
Δ vs Rent it out Monthly profit+£89
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
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
£45,528–£82,575full refurb + room split
What's in this cost
- Kitchen£8,820–£17,640
- 1 × bathroom£5,850–£10,725
- Rewire£3,336–£5,838
- Replumb£2,502–£5,004
- Windows£8,340–£15,012
- Paint + decor£6,672–£10,842
- Flooring£10,008–£17,514
Comparables
sold within 0.5 miWide · CV 23.1%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 & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- GoodSt Wilfrid's Catholic Primary School - a Catholic Voluntary AcademyPrimary · Academy converter · YO31 7PB
- Not ratedYork St John UniversityNot applicable · Higher education institutions · YO31 7EX
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£16,356
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,469
Exit costs
Projected sale price (5y · 2%/yr growth)£231,857
Capital gain (pre-CGT)£21,857
Sale costs (~2.5%)£5,796
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-£11,915
Rates as of Oct 2024
Acquisition costs
£72,200cash neededPurchase price£210,000
Deposit (25%)£52,500
Stamp duty+5% additional-property surcharge£12,200
Refurb£1,350
Legal + survey£2,000
Mortgage fees£4,150
Total cash neededdeposit + costs (loan covers the rest)£72,200
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Situated on the third floor of a well-maintained development on Eboracum Way, ideally positioned between Heworth Green and Layerthorpe, this beautifully presented two-bedroom apartment offers the perfect balance of peaceful surroundings and city convenience. Located just outside the historic city walls of York and tucked away within a small cul-de-sac, the property enjoys a quiet residential setting while remaining only moments from the vibrant heart of the city centre. The a…
Floor plans
Nearby active comparables20 rentals
Comparable rentals
YO31 · same beds + typeMedian nearby: £1,498/mo · 19 of 20 already let+£135 vs our est
- Icona 2, Eboracum Way, YO31Let2b£1,495/moMay 2026
- a4.12 Haxby Road, York, North Yorkshi…Let2b£1,695/moMay 2026
- Icona 2, Eboracum Way, YO31Let2b£1,495/moMay 2026
- Chapel Apartments, Union Terrace, Yor…Let2b£1,300/moMay 2026
- St. Maurices House, Heworth Green, Yo…Let2b£1,050/moMay 2026
- Chapel Apartments, Union Terrace, Yor…Let2b£1,600/moMay 2026
- St Johns Mews, Penleys Grove Street,…Let2b£1,650/moMay 2026
- Chapel Apartments, Union Terrace, Yor…Let2b£1,375/moMay 2026
- Eboracum Way, YorkLet2b£1,300/moMay 2026
- Eboracum Way, Florence House Eboracum…Let2b£1,500/moMay 2026
- Eboracum Way, YorkLet2b£1,950/moMay 2026
- Huntington Road, YorkLet2b£360/moMay 2026
- Birch Close, Huntington, York, YO31Let2b£1,300/moMay 2026
- YorkLet2b£1,850/moMay 2026
- Eboracum Way, York, North Yorkshire,…Let2b£1,875/moDec 2025
- Haxby Road, York, North Yorkshire, YO…2b£1,650/moDec 2025
- Eboracum Way, YorkLet2b£1,950/moDec 2025
- Eboracum Way, York, North Yorkshire,…Let2b£2,200/moDec 2025
- Eboracum Way, YorkLet2b£1,195/moMay 2026
- Birch Close, Huntington, York YO31Let2b£1,300/moMay 2026
Other deals nearby
YO31 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Ashtons Estate Agents
About this listing
219 days · RightmovePrice history
5-year price trend
Monthly profit
−£289
Cash needed
£72K
Return after costs
-4.81%
IRR
-4.84%
Listed 219d ago
Eboracum Way, York
flat · 2 bed · 1 bath · 834 sqft
£210,000
est £1,363 · 7.79% gross
Leasehold 108yrEPC B
1 / 11
28/100
Marginal
7.79% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.79% Return before costs — above-market
Price
£210K
24% above sold comps
Return before costs
7.79%
est rent £1,363/mo126 comps within 1 kmRange £1,208–£1,538/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
B
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: £1,208–£1,538/mo · n=126
Financing
DepositYour cash in — the rest is the mortgage25% · £52,500
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £157,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£289
after mortgage, operating costs & tax
Rent in£1,363/mo gross
£1,311/mo collected · £52/mo lost to voids
Where it goes
£853Mortgage£747Costs
Outgoings exceed rent — you top up £289/mo
Mortgage£853
Costs£747
Management£136
Maintenance£67
Insurance£28
CapEx reserve£68
Voids + council tax£8
Service charge + ground rent£335
Ltd co. accounts£104
Tax—
Shortfall−£289
Returns
Return before costs on price7.79%
Cash return on cash-4.81%
Gross margin£564
Cash needed£72,200
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)
Short-let (SA) context390 active short-lets nearby
Short-let market context
- 390 active short-let listings in this postcode
- Superhosts earn -9.2% premium here
Housing-benefit (LHA) scheme detailBRMA York · cap £773/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- York
- LHA monthly cap:
- £773
- 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 | £16,356 | £8,959 | £10,238 | £0 | £0 | -£2,840 | -£2,840 |
| Year 2 | £16,847 | £9,228 | £10,238 | £0 | £0 | -£2,618 | -£5,459 |
| Year 3 | £17,352 | £9,504 | £10,238 | £0 | £0 | -£2,390 | -£7,849 |
| Year 4 | £17,873 | £9,790 | £10,238 | £0 | £0 | -£2,154 | -£10,003 |
| Year 5 | £18,409 | £10,083 | £10,238 | £0 | £0 | -£1,912 | -£11,915 |
Rent by the room upside
What we verified
4406
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining108 yr
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCEnergy efficiency ratingB
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Service chargeReduces net yield£3,420/yr
Ground rentDoubling clauses kill mortgageability£600/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 23.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,048
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£11,915
Acquisition costs
25% deposit£52,500
Stamp duty£12,200
Refurb£1,350
Legal + survey£2,000
Mortgage + broker£4,150
Cash needed£72,200
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 copyRightmove
Situated on the third floor of a well-maintained development on Eboracum Way, ideally positioned between Heworth Green and Layerthorpe, this beautifully presented two-bedroom apartment offers the perfect balance of peaceful surroundings and city convenience. Located just outside the historic city walls of York and tucked away within a small cul-de-sac, the property enjoys a quiet residential setting while remaining only moments from the vibrant heart of the city centre. The a…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice