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Year 5 disposal
BMV -42%
⊞ View all 15
84/ 100
Strong
Strong investment fundamentals.
Why it works
- Monthly profit +£229/mo from completion — the no.1 reason to invest
- 8.42% return before costs — above-market
- 12.3% Rent by the room return before costs (net 6.77% after CapEx + bills) — conversion play
- Priced below market -42% 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
+£229/mo
Pays you every month, net of costs
Price vs market
Below market value
-42% vs 12 sold · interior unseen
Return · IRR
2.6%/yr
Modest annualised return
Cash left in
£0
Fully recycled — pull all your cash back out
Price £290KCash to buy £117KReturn before costs on price · Rent by the room 12.30%5-yr return on cash 19%Rent est. £2,035 (£1,903–£2,176)
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: £1,903–£2,176/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £72,500
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 (£13,616–£25,416 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £217,500 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£229
after mortgage, operating costs & tax
Rent in£2,035/mo gross
£1,957/mo collected · £78/mo lost to voids
Where it goes
£1,178Mortgage£495Costs
£229/mo left as profit · 12% of rent kept
Mortgage£1,178
Costs£495
Management£204
Maintenance£50
Insurance£28
CapEx reserve£102
Voids + council tax£8
Ltd co. accounts£104
Tax£54
Profit+£229
Returns
Return before costs on price8.42%
Cash return on cash2.35%
Gross margin£1,461
Cash needed£117,154
Monthly profit payback42y 7m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.66
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 | £24,420 | £5,945 | £14,138 | £0 | £824 | £3,514 | £3,514 |
| Year 2 | £25,153 | £6,123 | £14,138 | £0 | £930 | £3,962 | £7,476 |
| Year 3 | £25,907 | £6,307 | £14,138 | £0 | £1,038 | £4,425 | £11,901 |
| Year 4 | £26,684 | £6,496 | £14,138 | £0 | £1,150 | £4,901 | £16,803 |
| Year 5 | £27,485 | £6,691 | £14,138 | £0 | £1,265 | £5,392 | £22,194 |
Disposal gain (gross)-£17,125
CGT£0
Net Disposal proceeds£312,179
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: low
- 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)
- 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 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 cohortYO24 1AP · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of York · 2.9 km
Reason
4-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
4-bed · 2-bath · 1295 sqft
£34k–£66k
£ per sqft
building cost only
£26–£51
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£9,065–£16,835
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£14,245–£27,195
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 history130d on marketno cuts yet
Strategy matrix
Council lease wins — +£464/mo · £55/mo ahead of Short-stay let / Airbnb
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 8.42% | +£229 | £117,154 | 18.9% | Low | Feasible |
| Housing-benefit rent | 4.95% | -£475 | £117,154 | -17.1% | Med | Feasible |
| ⭐ Council lease | 8.42% | +£464 | £117,154 | 28.3% | Low | Feasible |
| Refurb & refinance | 8.42% | +£229 | £138,916 | 16.0% | Med | Feasible |
| Short-stay let / Airbnb | 13.48% | +£409 | £117,154 | 25.5% | High | Feasible |
| Buy, improve & sell | 0.00% | -£182 | £336,566 | 3% | Med | Feasible |
| Rent by the room | 12.30% | -£1,014 | £151,154 | -30.1% | — | Feasible |
Short-let (SA) context434 active short-lets nearby
Short-let market context
- 434 active short-let listings in this postcode
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
- 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 let36% occupancy
£299/night ADR
Based on 91 short-let comps nearby
Rent by the room conversion upside
-£376/mo cash flow vs Rent it out if converted to Rent by the room
9.93% Return before costs on price converted vs 8.42% as-is
Room mix (4 lettable rooms)
2× Double @ £765/mo1× Single @ £620/mo1× En-suite @ £824/mo
≈ £2,973/mo gross room income
As-is Rent it out
Monthly profit+£256
Return before costs on price8.42%
Cash needed£84,398
If converted to Rent by the room
Monthly profit-£120
Return before costs on price9.93%
Cash needed£100,398
Δ vs Rent it out Monthly profit-£376
Show conversion detail
Conversion cost estimate
£26,000
Range: £20,000 – £34,000
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
£68,435–£123,265full refurb + room split
What's in this cost
- Kitchen£8,820–£17,640
- 2 × bathroom£11,700–£21,450
- Rewire£5,180–£9,065
- Replumb£3,885–£7,770
- Windows£12,950–£23,310
- Paint + decor£10,360–£16,835
- Flooring£15,540–£27,195
Based on 695 HMO comps within 1.9 km
Comparables
sold within 0.5 miWide · CV 70.5%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
- OutstandingAll Saints Catholic School YorkSecondary · Academy converter · YO24 1BJ
- GoodDringhouses Primary SchoolPrimary · Community school · YO24 1HW
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£24,420
Section 24 credit£0
Annual tax due£824
Post-tax Monthly profit annual£2,575
Exit costs
Projected sale price (5y · 2%/yr growth)£320,183
Capital gain (pre-CGT)£30,183
Sale costs (~2.5%)£8,005
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£22,194
Rates as of Oct 2024
Acquisition costs
£117,154cash neededPurchase price£290,000
Deposit (25%)£72,500
Stamp duty+5% additional-property surcharge£19,000
Refurb£18,154
Legal + survey£2,150
Mortgage fees£5,350
Total cash neededdeposit + costs (loan covers the rest)£117,154
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Located just a short walk from York city centre and the railway station, this substantial three-storey terrace home offers generous and versatile accommodation in a highly convenient setting. Positioned at the beginning of Holgate Road, the property enjoys immediate access to a range of local amenities, eateries and transport links, along with excellent routes out towards the A64 and outer ring road.
Offering fantastic potential, this property could make an excellent investm…
Floor plans
Listing metarightmove · Ashtons Estate Agents
About this listing
130 days · RightmovePrice history
5-year price trend
Monthly profit
+£229
Cash needed
£117K
Return after costs
2.35%
IRR
2.57%
Listed 130d ago
Holgate Road, York
terraced · 4 bed · 2 bath · 1,295 sqft
£290,000
est £2,035 · 8.42% gross
EPC D
Priced below market
1 / 15
84/100
Strong
Real 12.30% — fundamentals work.
Priced below market -42% vs 12 nearby sold (last 12 mo)
Monthly profit +£229/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.42% Return before costs — above-market
12.3% Rent by the room Return before costs — conversion play
Price
£290K
42% below sold comps
Return before costs (best)
12.30%
Rent by the room
Bedrooms
4
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: £1,903–£2,176/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £72,500
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 (£13,616–£25,416 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £217,500 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£229
after mortgage, operating costs & tax
Rent in£2,035/mo gross
£1,957/mo collected · £78/mo lost to voids
Where it goes
£1,178Mortgage£495Costs
£229/mo left as profit · 12% of rent kept
Mortgage£1,178
Costs£495
Management£204
Maintenance£50
Insurance£28
CapEx reserve£102
Voids + council tax£8
Ltd co. accounts£104
Tax£54
Profit+£229
Returns
Return before costs on price8.42%
Cash return on cash2.35%
Gross margin£1,461
Cash needed£117,154
Monthly profit payback42y 7m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.66
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context434 active short-lets nearby
Short-let market context
- 434 active short-let listings in this postcode
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
- 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 | £24,420 | £5,945 | £14,138 | £0 | £824 | £3,514 | £3,514 |
| Year 2 | £25,153 | £6,123 | £14,138 | £0 | £930 | £3,962 | £7,476 |
| Year 3 | £25,907 | £6,307 | £14,138 | £0 | £1,038 | £4,425 | £11,901 |
| Year 4 | £26,684 | £6,496 | £14,138 | £0 | £1,150 | £4,901 | £16,803 |
| Year 5 | £27,485 | £6,691 | £14,138 | £0 | £1,265 | £5,392 | £22,194 |
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 70.5%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,828
Annual rental tax£646
CGT yr 5£0 · company level
5y net total£22,194
Acquisition costs
25% deposit£72,500
Stamp duty£19,000
Refurb£18,154
Legal + survey£2,150
Mortgage + broker£5,350
Cash needed£117,154
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 just a short walk from York city centre and the railway station, this substantial three-storey terrace home offers generous and versatile accommodation in a highly convenient setting. Positioned at the beginning of Holgate Road, the property enjoys immediate access to a range of local amenities, eateries and transport links, along with excellent routes out towards the A64 and outer ring road.
Offering fantastic potential, this property could make an excellent investm…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice