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Year 5 disposal
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Weak
4.78% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£586/mo — heavily negative — needs monthly capital injection
- -4.6% 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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£586/mo
You top up £586/mo
Price
£465K
No local sold comps to compare
Return · IRR
-4.6%/yr
Loses money over 5 years
Cash to get in
£178K
Deposit + fees + refurb
Return before costs on price 4.78%5-yr return on cash -14%Rent est. £1,854 (£1,758–£1,955)
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: £1,758–£1,955/mo · n=37
Financing
DepositYour cash in — the rest is the mortgage25% · £116,250
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 (£11,213–£20,930 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £348,750 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 £400K+
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£586
after mortgage, operating costs & tax
Rent in£1,854/mo gross
£1,783/mo collected · £71/mo lost to voids
Where it goes
£1,889Mortgage£480Costs
Outgoings exceed rent — you top up £586/mo
Mortgage£1,889
Costs£480
Management£185
Maintenance£50
Insurance£40
CapEx reserve£93
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£586
Returns
Return before costs on price4.78%
Cash return on cash-3.95%
Gross margin£1,303
Cash needed£177,825
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.94
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 | £22,248 | £5,754 | £22,669 | £0 | £0 | -£6,175 | -£6,175 |
| Year 2 | £22,915 | £5,927 | £22,669 | £0 | £0 | -£5,680 | -£11,855 |
| Year 3 | £23,603 | £6,105 | £22,669 | £0 | £0 | -£5,170 | -£17,026 |
| Year 4 | £24,311 | £6,288 | £22,669 | £0 | £0 | -£4,646 | -£21,671 |
| Year 5 | £25,040 | £6,476 | £22,669 | £0 | £0 | -£4,105 | -£25,776 |
Disposal gain (gross)-£18,037
CGT£0
Net Disposal proceeds£500,563
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
Address-matched (ground truth)Band D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
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 cohortOX4 3AG · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Oxford Brookes · 1.7 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 · 2-bath · 810 sqft
£25k–£49k
£ per sqft
building cost only
£31–£61
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- 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 history149d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£365,000 in 2015 → £465,000 asking
+27.4%in 11y
- 2015£365,000+400.0% in 19y
- 1996£73,000—
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 — +£904/mo · £1,490/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 | 4.78% | -£586 | £177,825 | -14.5% | Low | Feasible |
| Housing-benefit rent | 2.90% | -£1,253 | £177,825 | -37.9% | Med | Feasible |
| Council lease | 2.90% | -£1,017 | £177,825 | -32.5% | Low | Feasible |
| Refurb & refinance | 4.78% | -£586 | £207,055 | -12.4% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 14.37% | +£904 | £177,825 | 35.8% | High | Feasible |
| Buy, improve & sell | 0.00% | -£194 | £524,580 | 6% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Oxford · cap £1,122/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Oxford
- LHA monthly cap:
- £1,122
- Scheme type:
- nominee
- Premium:
- +0% 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 let58% occupancy
£315/night ADR
Based on 6 short-let comps nearby
Rent by the room conversion upside
-£289/mo cash flow vs Rent it out if converted to Rent by the room
6.19% Return before costs on price converted vs 4.78% as-is
🔓 +1 bedroom potential
medium confidence2 → 3 lettable rooms
Potential, not guaranteed (subject to planning + regs). Estimate from the floorplan (kitchen size assumed) — verify room sizes against the floorplan before offering.
How we calculated this
EPC shows 4 habitable rooms (2 beds + 2 reception(s)) in 77 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 3 lettable rooms; sized to Oxford adopted standard (6.51/10.22 m²; Landlord's Guide to Amenities and Facilities for Houses in Multiple Occupation, Oxford City Council, April 2019); loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); Oxford runs borough-wide additional HMO licensing — a licence is likely required even below 5 occupants; Article 4 — planning permission needed
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
2 → 3 bed HMO+1 single
Sized to Oxford's adopted HMO standards
Projections use documented assumptions (local room rates, typical conversion costs, 75% LTV at 5.5%, indicative regional valuation yields) and each council’s published HMO standards. Not financial advice. Verify room sizes, licensing and planning with the council and a surveyor before purchase.
As-is Rent it out
Monthly profit-£515
Return before costs on price4.78%
Cash needed£128,148
If converted to Rent by the room
Monthly profit-£804
Return before costs on price6.19%
Cash needed£144,148
Δ vs Rent it out Monthly profit-£289
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
£50,000
Range: £42,500 – £60,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 81% likely
medium confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- concentration ~3.0% within 100m (3 known HMOs) — below the 10% threshold
- local council HMO approval rate 81% (588 decisions)
3 known HMOs within 100 m · ≈3.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
£64,980–£116,370full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 2 × bathroom£13,500–£24,750
- Rewire£4,725–£7,560
- Replumb£3,780–£6,615
- Windows£10,395–£17,955
- Paint + decor£9,450–£16,065
- Flooring£13,230–£23,625
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
Houses in Multiple Occupation Article 4 Direction
3 known HMOs within 100 m · ≈3.0% within 100 m vs 10% policy · 1 pending HMO application nearby
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodSt Frideswide Church of England Primary SchoolPrimary · Academy sponsor led · OX4 3DJ
- GoodGreyfriars Catholic SchoolSecondary · Academy converter · OX4 3DR
- Not ratedComper Nursery SchoolNursery · Local authority nursery school · OX4 3AJ
- Not ratedChurch Cowley St James Church of England Primary SchoolPrimary · Voluntary controlled school · OX4 3QH
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£22,248
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£7,031
Exit costs
Projected sale price (5y · 2%/yr growth)£513,398
Capital gain (pre-CGT)£48,398
Sale costs (~2.5%)£12,835
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-£25,776
Rates as of Oct 2024
Acquisition costs
£177,825cash neededPurchase price£465,000
Deposit (25%)£116,250
Stamp duty+5% additional-property surcharge£36,500
Refurb£14,950
Legal + survey£2,150
Mortgage fees£7,975
Total cash neededdeposit + costs (loan covers the rest)£177,825
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A pretty Victorian mid terrace property with two bedrooms PLUS a wonderful loft room, currently set up as an art studio, double sitting room with woodburning stove, kitchen and ground floor bathroom. Sold with no onward chain.
Floor plans
Listing metarightmove · Penny & Sinclair
About this listing
149 days · RightmovePrice history
5-year price trend
Monthly profit
−£586
Cash needed
£178K
Return after costs
-3.95%
IRR
-4.57%
Listed 149d ago
23, SIDNEY STREET, OXFORD, OX4 3AG
✓ Verified address
terraced · 2 bed · 2 bath · 829 sqft (EPC)
£465,000
est £1,854 · 4.78% gross
EPC D
1 / 35
0/100
Marginal
4.78% — verify the rent + comps locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£465K
Return before costs
4.78%
est rent £1,854/monot enough comparablesRange £1,758–£1,955/mo (Q1–Q3)
Bedrooms
2
2 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — 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: £1,758–£1,955/mo · n=37
Financing
DepositYour cash in — the rest is the mortgage25% · £116,250
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 (£11,213–£20,930 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £348,750 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 £400K+
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£586
after mortgage, operating costs & tax
Rent in£1,854/mo gross
£1,783/mo collected · £71/mo lost to voids
Where it goes
£1,889Mortgage£480Costs
Outgoings exceed rent — you top up £586/mo
Mortgage£1,889
Costs£480
Management£185
Maintenance£50
Insurance£40
CapEx reserve£93
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£586
Returns
Return before costs on price4.78%
Cash return on cash-3.95%
Gross margin£1,303
Cash needed£177,825
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.94
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Oxford · cap £1,122/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Oxford
- LHA monthly cap:
- £1,122
- Scheme type:
- nominee
- Premium:
- +0% 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 | £22,248 | £5,754 | £22,669 | £0 | £0 | -£6,175 | -£6,175 |
| Year 2 | £22,915 | £5,927 | £22,669 | £0 | £0 | -£5,680 | -£11,855 |
| Year 3 | £23,603 | £6,105 | £22,669 | £0 | £0 | -£5,170 | -£17,026 |
| Year 4 | £24,311 | £6,288 | £22,669 | £0 | £0 | -£4,646 | -£21,671 |
| Year 5 | £25,040 | £6,476 | £22,669 | £0 | £0 | -£4,105 | -£25,776 |
Rent by the room upside
What we verified
3306
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~£3,000–£7,000 to upgrade to CD
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£4,534
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£25,776
Acquisition costs
25% deposit£116,250
Stamp duty£36,500
Refurb£14,950
Legal + survey£2,150
Mortgage + broker£7,975
Cash needed£177,825
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
A pretty Victorian mid terrace property with two bedrooms PLUS a wonderful loft room, currently set up as an art studio, double sitting room with woodburning stove, kitchen and ground floor bathroom. Sold with no onward chain.
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice