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Year 5 disposal
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16/ 100
Weak
6.55% return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£244/mo — significantly negative — real recurring drain
- -3.7% 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
−£244/mo
You top up £244/mo
Price vs market
Above comparable sales
+23% vs 12 sold
Return · IRR
-3.7%/yr
Loses money over 5 years
Cash to get in
£79K
Deposit + fees + refurb
Price £230KReturn before costs on price 6.55%5-yr return on cash -11%Rent est. £1,252 (£1,164–£1,347)
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: £1,164–£1,347/mo · n=52
Financing
DepositYour cash in — the rest is the mortgage25% · £57,375
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £172,125 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£244
after mortgage, operating costs & tax
Rent in£1,252/mo gross
£1,204/mo collected · £48/mo lost to voids
Where it goes
£932Mortgage£515Costs
Outgoings exceed rent — you top up £244/mo
Mortgage£932
Costs£515
Management£125
Maintenance£67
Insurance£28
CapEx reserve£63
Voids + council tax£7
Service charge + ground rent£121
Ltd co. accounts£104
Tax—
Shortfall−£244
Returns
Return before costs on price6.55%
Cash return on cash-3.71%
Gross margin£689
Cash needed£78,733
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.29
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 | £15,024 | £6,180 | £11,188 | £0 | £0 | -£2,344 | -£2,344 |
| Year 2 | £15,475 | £6,366 | £11,188 | £0 | £0 | -£2,079 | -£4,423 |
| Year 3 | £15,939 | £6,556 | £11,188 | £0 | £0 | -£1,806 | -£6,229 |
| Year 4 | £16,417 | £6,753 | £11,188 | £0 | £0 | -£1,524 | -£7,753 |
| Year 5 | £16,910 | £6,956 | £11,188 | £0 | £0 | -£1,234 | -£8,987 |
Disposal gain (gross)£637
CGT£121
Net Disposal proceeds£246,931
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
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 4DQ · 2 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 2-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
2-bed · 1-bath · 580 sqft
£18k–£35k
£ per sqft
building cost only
£30–£60
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,060–£7,540
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,380–£12,180
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history103d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£192,000 in 2017 → £229,500 asking
+19.5%in 9y
- 2017£192,000+16.4% in 12y
- 2005£165,000—
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 — +£1,861/mo · £1,924/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 | 6.55% | -£244 | £78,733 | -11.4% | Low | Feasible |
| Housing-benefit rent | 4.04% | -£684 | £78,733 | -46.2% | Med | Feasible |
| Council lease | 6.55% | -£63 | £78,733 | -0.9% | Low | Feasible |
| Refurb & refinance | 6.55% | -£244 | £90,748 | -9.9% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 31.55% | +£1,861 | £78,733 | 154.4% | High | Feasible |
| Buy, improve & sell | 0.00% | -£320 | £246,955 | 9% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context373 active short-lets nearby
Short-let market context
- 373 active short-let listings in this postcode
- Superhosts earn -18.5% premium here
Housing-benefit (LHA) scheme detailBRMA York · cap £773/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- York
- LHA monthly cap:
- £773
- 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 let84% occupancy
£238/night ADR
Based on 23 short-let comps nearby
Rent by the room conversion upside
+£178/mo cash flow vs Rent it out if converted to Rent by the room
12.55% Return before costs on price converted vs 6.55% as-is
As-is Rent it out
Monthly profit-£83
Return before costs on price6.55%
Cash needed£69,273
If converted to Rent by the room
Monthly profit+£94
Return before costs on price12.55%
Cash needed£85,273
Δ vs Rent it out Monthly profit+£178
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
£44,000
Range: £38,000 – £52,000
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
£36,130–£66,065full refurb + room split
What's in this cost
- Kitchen£8,820–£17,640
- 1 × bathroom£5,850–£10,725
- Rewire£2,320–£4,060
- Replumb£1,740–£3,480
- Windows£5,800–£10,440
- Paint + decor£4,640–£7,540
- Flooring£6,960–£12,180
Comparables
sold within 0.5 miWide · CV 34.9%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 & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- Not ratedDanesgate CommunityNot applicable · Pupil referral unit · YO10 4PB
- Not ratedYork Steiner SchoolNot applicable · Other independent school · YO10 4PB
- Not ratedFishergate Primary SchoolPrimary · Community school · YO10 4AP
- Not ratedSt George's Catholic Primary School - a Catholic Voluntary AcademyPrimary · Academy converter · YO10 4BT
- Not ratedSt Oswald's Church of England Voluntary Controlled Primary SchoolPrimary · Voluntary controlled school · YO10 4LX
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£15,024
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,922
Exit costs
Projected sale price (5y · 2%/yr growth)£253,387
Capital gain (pre-CGT)£23,887
Sale costs (~2.5%)£6,335
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-£8,987
Rates as of Oct 2024
Acquisition costs
£78,733cash neededPurchase price£229,500
Deposit (25%)£57,375
Stamp duty+5% additional-property surcharge£13,565
Refurb£1,350
Legal + survey£2,000
Mortgage fees£4,443
Total cash neededdeposit + costs (loan covers the rest)£78,733
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A stylish and modern two-bedroom purpose-built apartment situated in the highly desirable Fulford area of York, offering spacious accommodation, allocated parking and a balcony accessible from both bedrooms.
Positioned on Alma Terrace, this beautifully presented apartment provides an excellent opportunity for first-time buyers, professionals and investors seeking a property that is ready to move straight into. Modern throughout and requiring no updating, the apartment offers…
Floor plans
Nearby active comparables20 rentals
Comparable rentals
YO10 · same beds + typeMedian nearby: £1,338/mo · 19 of 20 already let+£86 vs our est
- Apartment , Minerva House, Olympian C…2b£1,200/moMay 2026
- The Tannery, Lawrence Street, YorkLet2b£1,350/moMay 2026
- Lawrence Street, York, North Yorkshir…Let2b£1,350/moMay 2026
- Eliot Court, FulfordLet2b£1,150/moMay 2026
- Fulford Place, Hospital Fields RoadLet2b£1,295/moMay 2026
- Bay Horse, Main StreetLet2b£1,350/moMay 2026
- Bay Horse, Main StreetLet2b£1,375/moMay 2026
- Beverley House,Maple Court, FulfordLet2b£895/moMay 2026
- 180 Fulford Road, York, North Yorkshi…Let2b£1,100/moMay 2026
- Milton Street, York, YO10Let2b£1,325/moMay 2026
- Luna, Fifth Avenue, YO31Let2b£1,400/moMay 2026
- Eliot Court, Fulford, YO10Let2b£1,350/moMay 2026
- Escrick Street, YORKLet2b£1,400/moMay 2026
- Escrick Street, YORKLet2b£1,450/moMay 2026
- Olympian Court, York, YO10Let2b£1,400/moMay 2026
- Beckside Gardens, YO10 3TXLet2b£1,100/moMay 2026
- Eliot Court, Fulford YO10Let2b£1,350/moMay 2026
- Eliot Court, York YO10Let2b£1,150/moMay 2026
- Eliot Court, York, YO10Let2b£1,150/moMay 2026
- Escrick Street, York YO10Let2b£1,300/moJun 2025
Other deals nearby
YO10 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Naish Estate Agents
About this listing
103 days · RightmovePrice history
5-year price trend
Monthly profit
−£244
Cash needed
£79K
Return after costs
-3.71%
IRR
-3.70%
Listed 103d ago
Alma Terrace, York
flat · 2 bed · 1 bath · 580 sqft
£229,500
est £1,252 · 6.55% gross
1 / 22
16/100
Marginal
6.55% — verify the rent + comps locally.
6.55% Return before costs — around the area average for this property type.
Monthly profit −£244/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£230K
23% above sold comps
Return before costs
6.55%
est rent £1,252/mo52 comps within 1 kmRange £1,164–£1,347/mo (Q1–Q3)
Bedrooms
2
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: £1,164–£1,347/mo · n=52
Financing
DepositYour cash in — the rest is the mortgage25% · £57,375
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £172,125 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£244
after mortgage, operating costs & tax
Rent in£1,252/mo gross
£1,204/mo collected · £48/mo lost to voids
Where it goes
£932Mortgage£515Costs
Outgoings exceed rent — you top up £244/mo
Mortgage£932
Costs£515
Management£125
Maintenance£67
Insurance£28
CapEx reserve£63
Voids + council tax£7
Service charge + ground rent£121
Ltd co. accounts£104
Tax—
Shortfall−£244
Returns
Return before costs on price6.55%
Cash return on cash-3.71%
Gross margin£689
Cash needed£78,733
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.29
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context373 active short-lets nearby
Short-let market context
- 373 active short-let listings in this postcode
- Superhosts earn -18.5% premium here
Housing-benefit (LHA) scheme detailBRMA York · cap £773/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- York
- LHA monthly cap:
- £773
- 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 | £15,024 | £6,180 | £11,188 | £0 | £0 | -£2,344 | -£2,344 |
| Year 2 | £15,475 | £6,366 | £11,188 | £0 | £0 | -£2,079 | -£4,423 |
| Year 3 | £15,939 | £6,556 | £11,188 | £0 | £0 | -£1,806 | -£6,229 |
| Year 4 | £16,417 | £6,753 | £11,188 | £0 | £0 | -£1,524 | -£7,753 |
| Year 5 | £16,910 | £6,956 | £11,188 | £0 | £0 | -£1,234 | -£8,987 |
Rent by the room upside
What we verified
4307
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeLeasehold
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£1,300/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 miWide · CV 34.9%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,238
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£8,987
Acquisition costs
25% deposit£57,375
Stamp duty£13,565
Refurb£1,350
Legal + survey£2,000
Mortgage + broker£4,443
Cash needed£78,733
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 stylish and modern two-bedroom purpose-built apartment situated in the highly desirable Fulford area of York, offering spacious accommodation, allocated parking and a balcony accessible from both bedrooms.
Positioned on Alma Terrace, this beautifully presented apartment provides an excellent opportunity for first-time buyers, professionals and investors seeking a property that is ready to move straight into. Modern throughout and requiring no updating, the apartment offers…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice