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Year 5 disposal
⊞ View all 8
60/ 100
Solid
Real 10.88% return before costs with manageable risks.
Why it works
- 10.88% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (977 yrs) — no short-lease drag
Why to be cautious
- Monthly profit −£2/mo — mildly negative — equity build may cover
- -0.0% 5y IRR — capital outlay disproportionate to returns
- EPC band not stated — verify the certificate before offering (2030 MEES minimum is band C).
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£2/mo
You top up £2/mo
Price
£110K
No local sold comps to compare
Return · IRR
-0.0%/yr
Loses money over 5 years
Cash to get in
£44K
Deposit + fees + refurb
Return before costs on price 10.88%5-yr return on cash 7%Rent est. £997 (£899–£1,106)
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: £899–£1,106/mo · n=61
Financing
DepositYour cash in — the rest is the mortgage25% · £27,500
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £82,500 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£2
after mortgage, operating costs & tax
Rent in£997/mo gross
£959/mo collected · £38/mo lost to voids
Where it goes
£447Mortgage£514Costs
Outgoings exceed rent — you top up £2/mo
Mortgage£447
Costs£514
Management£100
Maintenance£67
Insurance£20
CapEx reserve£50
Voids + council tax£6
Service charge + ground rent£167
Ltd co. accounts£104
Tax—
Shortfall−£2
Returns
Return before costs on price10.88%
Cash return on cash-0.06%
Gross margin£445
Cash needed£44,067
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.15
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 | £11,964 | £6,167 | £5,363 | £0 | £83 | £352 | £352 |
| Year 2 | £12,323 | £6,352 | £5,363 | £0 | £116 | £493 | £845 |
| Year 3 | £12,693 | £6,542 | £5,363 | £0 | £150 | £638 | £1,483 |
| Year 4 | £13,073 | £6,738 | £5,363 | £0 | £185 | £787 | £2,270 |
| Year 5 | £13,466 | £6,941 | £5,363 | £0 | £221 | £942 | £3,212 |
Disposal gain (gross)-£5,504
CGT£0
Net Disposal proceeds£118,413
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
Leasehold977 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
977 yr
Ground rent
Doubling = lender risk
£150/yr
Extracted from listing description · verify with solicitor
Tenure & planning977 yr
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingUnknown
EPC& 2030 deadlineEPC register
EPC band not available in the listing. The 2030 MEES minimum is band C — verify the certificate before offering.
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 profileStudent let
Tenant profilelikely cohortYO10 3WF · 1 bed
Primary profile
Student let
Nearest university
for student-let assessment
University of York · 1.5 km
Reason
1.5 km from a major UK university — student couples / individuals dominate 1-bed lets here.
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
1-bed · 1-bath · 630 sqft
£19k–£37k
£ per sqft
building cost only
£29–£58
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,410–£8,190
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,930–£13,230
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 history128d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£109,000 in 2013 → £110,000 asking
+0.9%in 13y
- 2013£109,000+17.8% in 10y
- 2003£92,500—
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 — +£383/mo · £268/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 | 10.88% | -£2 | £44,067 | 7.3% | Low | Feasible |
| Housing-benefit rent | 7.34% | -£311 | £44,067 | -33.7% | Med | Feasible |
| Council lease | 10.88% | +£115 | £44,067 | 19.7% | Low | Feasible |
| Refurb & refinance | 10.88% | -£2 | £52,134 | 6.2% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 23.85% | +£383 | £44,067 | 58.7% | High | Feasible |
| Buy, improve & sell | 0.00% | -£358 | £126,484 | 3% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context379 active short-lets nearby
Short-let market context
- 379 active short-let listings in this postcode
- Superhosts earn -40.0% premium here
Housing-benefit (LHA) scheme detailBRMA York · cap £673/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- York
- LHA monthly cap:
- £673
- 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 let45% occupancy
£161/night ADR
Based on 28 short-let comps nearby
Rent by the room conversion upside
+£329/mo cash flow vs Rent it out if converted to Rent by the room
26.18% Return before costs on price converted vs 10.88% as-is
As-is Rent it out
Monthly profit+£143
Return before costs on price10.88%
Cash needed£39,398
If converted to Rent by the room
Monthly profit+£472
Return before costs on price26.18%
Cash needed£55,398
Δ vs Rent it out Monthly profit+£329
Show conversion detail
Cannot Rent by the room:Only 1 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
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
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
HMO
≈0.0% within 100 m vs 10% policy
Schools & catchment1 school nearby
Nearby schoolsOfsted-rated, nearest first1 of 5
- Not ratedOsbaldwick Primary AcademyPrimary · Academy converter · YO10 3AX
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£11,964
Section 24 credit£0
Annual tax due£83
Post-tax Monthly profit annual-£108
Exit costs
Projected sale price (5y · 2%/yr growth)£121,449
Capital gain (pre-CGT)£11,449
Sale costs (~2.5%)£3,036
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£3,212
Rates as of Oct 2024
Acquisition costs
£44,067cash neededPurchase price£110,000
Deposit (25%)£27,500
Stamp duty+5% additional-property surcharge£5,500
Refurb£6,417
Legal + survey£2,000
Mortgage fees£2,650
Total cash neededdeposit + costs (loan covers the rest)£44,067
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A spacious one bedroom apartment in a popular gated development. This property forms part of The Tannery and offers stunning views over the City in a well maintained and sympathetic conversion of an historic building, part of York's industrial heritage. Situated in a private position just outside the city walls, a stones throw from Walmgate Bar and within a short walk of the University, this apartment is in a quiet location on the corner of the building on the second floor,…
Floor plans
Listing metarightmove · Martin & Co
About this listing
128 days · RightmovePrice history
5-year price trend
Monthly profit
−£2
Cash needed
£44K
Return after costs
-0.06%
IRR
-0.01%
Listed 128d ago
Lawrence Street, York
flat · 1 bed · 1 bath
£110,000
est £997 · 10.88% gross
Leasehold 977yr
1 / 8
60/100
Solid
Real 10.88% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.88% Return before costs — above-market
Price
£110K
Return before costs
10.88%
est rent £997/mo61 comps within 1 kmRange £899–£1,106/mo (Q1–Q3)
Bedrooms
1
1 bath
Energy rating
—
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: £899–£1,106/mo · n=61
Financing
DepositYour cash in — the rest is the mortgage25% · £27,500
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £82,500 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£2
after mortgage, operating costs & tax
Rent in£997/mo gross
£959/mo collected · £38/mo lost to voids
Where it goes
£447Mortgage£514Costs
Outgoings exceed rent — you top up £2/mo
Mortgage£447
Costs£514
Management£100
Maintenance£67
Insurance£20
CapEx reserve£50
Voids + council tax£6
Service charge + ground rent£167
Ltd co. accounts£104
Tax—
Shortfall−£2
Returns
Return before costs on price10.88%
Cash return on cash-0.06%
Gross margin£445
Cash needed£44,067
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.15
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context379 active short-lets nearby
Short-let market context
- 379 active short-let listings in this postcode
- Superhosts earn -40.0% premium here
Housing-benefit (LHA) scheme detailBRMA York · cap £673/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- York
- LHA monthly cap:
- £673
- 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 | £11,964 | £6,167 | £5,363 | £0 | £83 | £352 | £352 |
| Year 2 | £12,323 | £6,352 | £5,363 | £0 | £116 | £493 | £845 |
| Year 3 | £12,693 | £6,542 | £5,363 | £0 | £150 | £638 | £1,483 |
| Year 4 | £13,073 | £6,738 | £5,363 | £0 | £185 | £787 | £2,270 |
| Year 5 | £13,466 | £6,941 | £5,363 | £0 | £221 | £942 | £3,212 |
Rent by the room upside
What we verified
5207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining977 yr
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCPostcode estimate — check the registerNot stated on the listing
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Service chargeReduces net yield£1,847.7/yr
Ground rentDoubling clauses kill mortgageability£150/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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,073
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£3,212
Acquisition costs
25% deposit£27,500
Stamp duty£5,500
Refurb£6,417
Legal + survey£2,000
Mortgage + broker£2,650
Cash needed£44,067
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 spacious one bedroom apartment in a popular gated development. This property forms part of The Tannery and offers stunning views over the City in a well maintained and sympathetic conversion of an historic building, part of York's industrial heritage. Situated in a private position just outside the city walls, a stones throw from Walmgate Bar and within a short walk of the University, this apartment is in a quiet location on the corner of the building on the second floor,…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice