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Year 5 disposal
BMV -3%
⊞ View all 21
84/ 100
Strong
Strong investment fundamentals.
Why it works
- 7.32% return before costs — above-market
- 12.2% Rent by the room return before costs (net 6.66% after CapEx + bills) — conversion play
- Priced below market -3% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- 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
+£2/mo
Barely breaks even each month
Price vs market
Below market value
-3% vs 12 sold · interior unseen
Return · IRR
0.3%/yr
Modest annualised return
Cash left in
£77K
Stays in after refinancing at value
Price £215KCash to buy £83KReturn before costs on price · Rent by the room 12.18%5-yr return on cash 7%Rent est. £1,311 (£1,262–£1,362)
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: £1,262–£1,362/mo · n=13
Financing
DepositYour cash in — the rest is the mortgage25% · £53,750
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 (£7,850–£14,652 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £161,250 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£2
after mortgage, operating costs & tax
Rent in£1,311/mo gross
£1,261/mo collected · £50/mo lost to voids
Where it goes
£873Mortgage£384Costs
£2/mo left as profit · 0% of rent kept
Mortgage£873
Costs£384
Management£131
Maintenance£50
Insurance£28
CapEx reserve£66
Voids + council tax£5
Ltd co. accounts£104
Tax£1
Profit+£2
Returns
Return before costs on price7.32%
Cash return on cash0.04%
Gross margin£876
Cash needed£82,691
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.44
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 | £15,732 | £4,609 | £10,481 | £0 | £122 | £519 | £519 |
| Year 2 | £16,204 | £4,748 | £10,481 | £0 | £185 | £790 | £1,310 |
| Year 3 | £16,690 | £4,890 | £10,481 | £0 | £251 | £1,068 | £2,377 |
| Year 4 | £17,191 | £5,037 | £10,481 | £0 | £318 | £1,355 | £3,732 |
| Year 5 | £17,707 | £5,188 | £10,481 | £0 | £387 | £1,650 | £5,383 |
Disposal gain (gross)-£8,273
CGT£0
Net Disposal proceeds£231,443
What we verified
What we verified
51065 ok · 1 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
Conversion approvability
Per-property planning assessment
Likely approvable67% likely
Confidence: medium
- Article 4 direction applies — planning permission required for C3->C4 HMO
- concentration ~2.0% within 100m (2 known HMOs) — below the 10% threshold
- local council HMO approval rate 67% (242 decisions)
- NO licensed-HMO register published by this council — the count below reflects granted planning decisions only and materially understates actual HMO density
Rent by the room concentration nearby
≈2.0% within 100 m vs 10% policy
2 known HMOs within 100 m
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 ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand 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 profileFamily let
Tenant profilelikely cohortYO26 4SE · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of York · 4.3 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
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 · 1-bath · 676 sqft
£19k–£38k
£ per sqft
building cost only
£29–£57
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,732–£8,788
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£7,436–£14,196
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Check council
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 history142d on market3 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£137,000 in 2007 → £215,000 asking
+56.9%in 19y
- 2007£137,000+24.5% in 3y
- 2004£110,000+103.9% in 4y
- 2000£53,950+49.9% in 1y
- 1999£36,000—
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 — +£515/mo · £361/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 | 7.32% | +£2 | £82,691 | 6.5% | Low | Feasible |
| Housing-benefit rent | 4.59% | -£446 | £82,691 | -25.6% | Med | Feasible |
| Council lease | 7.32% | +£154 | £82,691 | 15.0% | Low | Feasible |
| Refurb & refinance | 7.32% | +£2 | £97,627 | 5.5% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 16.34% | +£515 | £82,691 | 43.1% | High | Feasible |
| Buy, improve & sell | 0.00% | -£182 | £243,902 | 5% | Med | Feasible |
| Rent by the room | 12.18% | -£827 | £108,691 | -35.6% | — | Feasible |
Short-let (SA) context438 active short-lets nearby
Short-let market context
- 438 active short-let listings in this postcode
- Superhosts earn -46.6% premium here
Housing-benefit (LHA) scheme detailBRMA York · cap £823/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- York
- LHA monthly cap:
- £823
- 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 let47% occupancy
£207/night ADR
Based on 81 short-let comps nearby
Rent by the room conversion upside
+£123/mo cash flow vs Rent it out if converted to Rent by the room
13.40% Return before costs on price converted vs 7.32% as-is
🔓 +1 bedroom potential
medium confidenceUnlocks ~£8,732/yr extra rent
3 → 4 lettable rooms · ~8.2% gross at max
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
floorplan shows 5 habitable rooms (3 beds + 2 reception(s)) in 63 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms (0 double, 1 single); sized to York adopted standard (6.51/10.22 m²; City of York HMO Licensing Policy 2020 - Appendix 5: HMO licensing Standards and Conditions); adds ~£728/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); York runs partial additional HMO licensing — a licence is likely required even below 5 occupants (check scheme area); 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.
3 → 4 bed HMOuplift 7.32% → 8.2%
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.
Room mix (3 lettable rooms)
1× Double @ £760/mo1× Single @ £594/mo1× En-suite @ £829/mo
≈ £2,183/mo gross room income
As-is Rent it out
Monthly profit+£17
Return before costs on price7.32%
Cash needed£65,648
If converted to Rent by the room
Monthly profit+£140
Return before costs on price13.40%
Cash needed£81,648
Δ vs Rent it out Monthly profit+£123
+1 room (4 total)
Monthly profit+£439
Return before costs on price16.25%
Cash needed£91,648
Extra rent+£728/mo
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 67% likely
medium confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- concentration ~2.0% within 100m (2 known HMOs) — below the 10% threshold
- local council HMO approval rate 67% (242 decisions)
2 known HMOs within 100 m · ≈2.0% within 100 m vs 10% policy
£39,682–£72,305full refurb + room split
What's in this cost
- Kitchen£8,820–£17,640
- 1 × bathroom£5,850–£10,725
- Rewire£2,704–£4,732
- Replumb£2,028–£4,056
- Windows£6,760–£12,168
- Paint + decor£5,408–£8,788
- Flooring£8,112–£14,196
Based on 630 HMO comps within 4.0 km
Comparables
sold within 0.5 miWide · CV 27.8%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
HMO
2 known HMOs within 100 m · ≈2.0% within 100 m vs 10% policy
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- Not ratedPoppleton Road Primary SchoolPrimary · Academy converter · YO26 4UP
- Not ratedSaint Barnabas Church of England Voluntary Controlled Primary SchoolPrimary · Voluntary controlled school · YO26 4YZ
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£15,732
Section 24 credit£0
Annual tax due£122
Post-tax Monthly profit annual-£86
Exit costs
Projected sale price (5y · 2%/yr growth)£237,377
Capital gain (pre-CGT)£22,377
Sale costs (~2.5%)£5,934
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£5,383
Rates as of Oct 2024
Acquisition costs
£82,691cash neededPurchase price£215,000
Deposit (25%)£53,750
Stamp duty+5% additional-property surcharge£12,550
Refurb£10,466
Legal + survey£1,700
Mortgage fees£4,225
Total cash neededdeposit + costs (loan covers the rest)£82,691
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Located in the sought-after residential area of Holgate, to the west of York city centre, is this three-bedroom period terrace house. Within walking distance of the city centre, train station, and the varied amenities of Acomb, the property presents an ideal opportunity as a first home or investment.
The accommodation in brief comprises an entrance hall leading to a comfortable living room to the right. Beyond, as part of an extension, is the updated kitchen featuring a rang…
Floor plans
Listing metarightmove · Ashtons Estate Agents
About this listing
142 days · RightmovePrice history
5-year price trend
Monthly profit
+£2
Cash needed
£83K
Return after costs
0.04%
IRR
0.29%
Listed 142d ago
Oak Street, York
terraced · 3 bed · 1 bath · 676 sqft
£215,000
est £1,311 · 7.32% gross
EPC D
Priced below market
1 / 21
84/100
Strong
Real 12.18% — fundamentals work.
Priced below market -3% vs 12 nearby sold (last 12 mo)
7.32% Return before costs — above-market
12.2% Rent by the room Return before costs — conversion play
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£215K
3% below sold comps
Return before costs (best)
12.18%
Rent by the room
Bedrooms
3
1 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: £1,262–£1,362/mo · n=13
Financing
DepositYour cash in — the rest is the mortgage25% · £53,750
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 (£7,850–£14,652 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £161,250 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£2
after mortgage, operating costs & tax
Rent in£1,311/mo gross
£1,261/mo collected · £50/mo lost to voids
Where it goes
£873Mortgage£384Costs
£2/mo left as profit · 0% of rent kept
Mortgage£873
Costs£384
Management£131
Maintenance£50
Insurance£28
CapEx reserve£66
Voids + council tax£5
Ltd co. accounts£104
Tax£1
Profit+£2
Returns
Return before costs on price7.32%
Cash return on cash0.04%
Gross margin£876
Cash needed£82,691
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.44
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context438 active short-lets nearby
Short-let market context
- 438 active short-let listings in this postcode
- Superhosts earn -46.6% premium here
Housing-benefit (LHA) scheme detailBRMA York · cap £823/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- York
- LHA monthly cap:
- £823
- 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 | £15,732 | £4,609 | £10,481 | £0 | £122 | £519 | £519 |
| Year 2 | £16,204 | £4,748 | £10,481 | £0 | £185 | £790 | £1,310 |
| Year 3 | £16,690 | £4,890 | £10,481 | £0 | £251 | £1,068 | £2,377 |
| Year 4 | £17,191 | £5,037 | £10,481 | £0 | £318 | £1,355 | £3,732 |
| Year 5 | £17,707 | £5,188 | £10,481 | £0 | £387 | £1,650 | £5,383 |
Rent by the room upside
What we verified
5106
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 27.8%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,096
Annual rental tax£7
CGT yr 5£0 · company level
5y net total£5,383
Acquisition costs
25% deposit£53,750
Stamp duty£12,550
Refurb£10,466
Legal + survey£1,700
Mortgage + broker£4,225
Cash needed£82,691
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
Located in the sought-after residential area of Holgate, to the west of York city centre, is this three-bedroom period terrace house. Within walking distance of the city centre, train station, and the varied amenities of Acomb, the property presents an ideal opportunity as a first home or investment.
The accommodation in brief comprises an entrance hall leading to a comfortable living room to the right. Beyond, as part of an extension, is the updated kitchen featuring a rang…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice