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Year 5 disposal
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Weak
76.00% Housing-benefit rent return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 76.00% Housing-benefit rent return — guaranteed-tenant route
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£7,980/mo — heavily negative — needs monthly capital injection
- -16.8% 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
−£8K/mo
You top up £8K/mo
Price
£1.90M
No local sold comps to compare
Return · IRR
-16.8%/yr
Loses money over 5 years
Cash to get in
£773K
Deposit + fees + refurb
Return before costs on price · Housing-benefit rent 76.00%5-yr return on cash -62%
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 (£)
LHA known but no BRMA rent comps — cannot estimate market rent
Financing
DepositYour cash in — the rest is the mortgage25% · £475,000
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 (£21,114–£39,413 range), VAT-inclusive
Legal + survey (£)
Standard house — £2,400 legal + £1,300 survey
Mortgage fees (£)
2% product fee on £1,425,000 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£7,980
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£7,719Mortgage
Outgoings exceed rent — you top up £7,980/mo
Mortgage£7,719
Costs£261
Maintenance£100
Insurance£40
Voids + council tax£17
Ltd co. accounts£104
Tax—
Shortfall−£7,980
Returns
Return before costs on price0.00%
Cash return on cash-12.39%
Gross margin-£261
Cash needed£773,102
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
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 | £0 | £3,136 | £92,625 | £0 | £0 | -£95,760 | -£95,760 |
| Year 2 | £0 | £3,230 | £92,625 | £0 | £0 | -£95,855 | -£191,615 |
| Year 3 | £0 | £3,326 | £92,625 | £0 | £0 | -£95,951 | -£287,567 |
| Year 4 | £0 | £3,426 | £92,625 | £0 | £0 | -£96,051 | -£383,618 |
| Year 5 | £0 | £3,529 | £92,625 | £0 | £0 | -£96,154 | -£479,772 |
Disposal gain (gross)-£123,292
CGT£0
Net Disposal proceeds£2,045,310
What we verified
What we verified
60066 ok · 0 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
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 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
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 cohortYO42 4NE · 6 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of York · 17.4 km
Reason
6-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
6-bed · 4-bath · 6215 sqft
£129k–£247k
£ per sqft
building cost only
£21–£40
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 4 × bathroom · Full strip + retile£13,300–£26,600
- Paint + decor£43,505–£80,795
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£68,365–£130,515
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingMandatory
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Mandatory
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 history155d on marketno cuts yet
Strategy matrix
Housing-benefit rent wins — -£7,096/mo · £806/mo ahead of Rent by the room
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 0.00% | -£7,980 | £773,102 | -62.1% | Low | Feasible |
| ⭐ Housing-benefit rent | 0.76% | -£7,096 | £773,102 | -54.0% | Med | Feasible |
| Council lease | 0.00% | -£7,963 | £773,102 | -61.9% | Low | Feasible |
| Refurb & refinance | 0.00% | -£7,980 | £879,363 | -54.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£244 | £2,179,863 | 5% | Med | Feasible |
| Rent by the room | 2.26% | -£7,902 | £823,102 | -55.4% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA York · cap £1,197/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- York
- LHA monthly cap:
- £1,197
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
+£1,216/mo cash flow vs Rent it out if converted to Rent by the room
1.52% Return before costs on price converted vs 0.00% as-is
Room mix (6 lettable rooms)
5× Double @ £594/mo1× En-suite @ £606/mo
≈ £3,576/mo gross room income
As-is Rent it out
Monthly profit-£7,625
Return before costs on price0.00%
Cash needed£486,898
If converted to Rent by the room
Monthly profit-£6,409
Return before costs on price1.52%
Cash needed£502,898
Δ vs Rent it out Monthly profit+£1,216
Show conversion detail
Conversion cost estimate
£3,000
Range: £2,000 – £5,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£262,175–£464,515full refurb + room split
What's in this cost
- Kitchen£8,820–£17,640
- 4 × bathroom£23,400–£42,900
- Rewire£24,860–£43,505
- Replumb£18,645–£37,290
- Windows£62,150–£111,870
- Paint + decor£49,720–£80,795
- Flooring£74,580–£130,515
Based on 37 HMO comps within 18.7 km
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
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- Not ratedBarmby Moor Church of England Primary SchoolPrimary · Foundation school · YO42 4EQ
- Not ratedMelbourne Primary SchoolPrimary · Academy converter · YO42 4QE
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£0
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£95,761
Exit costs
Projected sale price (5y · 2%/yr growth)£2,097,754
Capital gain (pre-CGT)£197,754
Sale costs (~2.5%)£52,444
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-£479,772
Rates as of Oct 2024
Acquisition costs
£773,102cash neededPurchase price£1,900,000
Deposit (25%)£475,000
Stamp duty+5% additional-property surcharge£236,750
Refurb£28,152
Legal + survey£3,700
Mortgage fees£29,500
Total cash neededdeposit + costs (loan covers the rest)£773,102
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Country house on the edge of the village with superb equestrian facilities, set within approximately 7.5 acres - situated between York and Pocklington.
This highly adaptable property offers a practical arrangement of house, outbuildings, paddocks and ring-fenced land, together creating a sense of privacy and cohesion. The impressive family residence is accompanied by superb equestrian facilities, garaging, and a former grain mill, all set within extensive landscaped grounds…
Floor plans
Listing metarightmove · Blenkin & Co
About this listing
155 days · RightmovePrice history
5-year price trend
Monthly profit
−£7,980
Cash needed
£773K
Return after costs
-12.39%
IRR
-16.84%
Listed 155d ago
NEWMILL FARM, MILL LANE, SEATON ROSS, YORK, YO42 4NE
detached · 6 bed · 4 bath · 6,215 sqft
£1,900,000
EPC C
1 / 37
0/100
Marginal
76.00% Housing-benefit rent strategy — market rent unverified, verify locally.
Monthly profit −£7,980/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating C — Min. energy standard 2030 compliant.
Price
£1.9M
Return before costs (best)
76.00%
Housing-benefit rent
Bedrooms
6
4 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 (£)
LHA known but no BRMA rent comps — cannot estimate market rent
Financing
DepositYour cash in — the rest is the mortgage25% · £475,000
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 (£21,114–£39,413 range), VAT-inclusive
Legal + survey (£)
Standard house — £2,400 legal + £1,300 survey
Mortgage fees (£)
2% product fee on £1,425,000 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£7,980
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£7,719Mortgage
Outgoings exceed rent — you top up £7,980/mo
Mortgage£7,719
Costs£261
Maintenance£100
Insurance£40
Voids + council tax£17
Ltd co. accounts£104
Tax—
Shortfall−£7,980
Returns
Return before costs on price0.00%
Cash return on cash-12.39%
Gross margin-£261
Cash needed£773,102
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA York · cap £1,197/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- York
- LHA monthly cap:
- £1,197
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 | £0 | £3,136 | £92,625 | £0 | £0 | -£95,760 | -£95,760 |
| Year 2 | £0 | £3,230 | £92,625 | £0 | £0 | -£95,855 | -£191,615 |
| Year 3 | £0 | £3,326 | £92,625 | £0 | £0 | -£95,951 | -£287,567 |
| Year 4 | £0 | £3,426 | £92,625 | £0 | £0 | -£96,051 | -£383,618 |
| Year 5 | £0 | £3,529 | £92,625 | £0 | £0 | -£96,154 | -£479,772 |
Rent by the room upside
What we verified
6006
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedMandatory
TenureTenure typeFreehold
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
Area▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile▾
Tenant profileBeds + postcode heuristicRent by the room / sharers
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£18,525
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£479,772
Acquisition costs
25% deposit£475,000
Stamp duty£236,750
Refurb£28,152
Legal + survey£3,700
Mortgage + broker£29,500
Cash needed£773,102
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
Country house on the edge of the village with superb equestrian facilities, set within approximately 7.5 acres - situated between York and Pocklington.
This highly adaptable property offers a practical arrangement of house, outbuildings, paddocks and ring-fenced land, together creating a sense of privacy and cohesion. The impressive family residence is accompanied by superb equestrian facilities, garaging, and a former grain mill, all set within extensive landscaped grounds…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice