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Year 5 disposal
BMV -29%
⊞ View all 60
40/ 100
Caution
Real 13.12% Rent by the room return before costs but flagged risks need pricing in.
Why it works
- 13.1% Rent by the room return before costs (net 7.08% after CapEx + bills) — conversion play
- Priced below market -29% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- 3.74% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£629/mo — heavily negative — needs monthly capital injection
- -6.9% 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
−£629/mo
You top up £629/mo
Price vs market
Below market value
-29% vs 12 sold · interior unseen
Return · IRR
-6.9%/yr
Loses money over 5 years
Cash left in
£28K
Stays in after refinancing at value
Price £275KCash to buy £113KReturn before costs on price · Rent by the room 13.12%5-yr return on cash -30%Rent est. £857 (£761–£965)
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: £761–£965/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £68,750
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 (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £206,250 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£629
after mortgage, operating costs & tax
Rent in£857/mo gross
£824/mo collected · £33/mo lost to voids
Where it goes
£1,117Mortgage£336Costs
Outgoings exceed rent — you top up £629/mo
Mortgage£1,117
Costs£336
Management£86
Maintenance£67
Insurance£28
CapEx reserve£43
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£629
Returns
Return before costs on price3.74%
Cash return on cash-6.68%
Gross margin£488
Cash needed£112,983
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.74
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 | £10,284 | £4,028 | £13,406 | £0 | £0 | -£7,150 | -£7,150 |
| Year 2 | £10,593 | £4,149 | £13,406 | £0 | £0 | -£6,963 | -£14,113 |
| Year 3 | £10,910 | £4,273 | £13,406 | £0 | £0 | -£6,769 | -£20,882 |
| Year 4 | £11,238 | £4,402 | £13,406 | £0 | £0 | -£6,570 | -£27,453 |
| Year 5 | £11,575 | £4,534 | £13,406 | £0 | £0 | -£6,365 | -£33,818 |
Disposal gain (gross)-£18,076
CGT£0
Net Disposal proceeds£296,032
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 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 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
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 cohortYO31 7TU · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of York · 2.7 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 · 1-bath · 1170 sqft
£28k–£55k
£ per sqft
building cost only
£24–£47
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£8,190–£15,210
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,870–£24,570
Guide rates · UK May 2026 · sqft auto-estimated from beds
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 history92d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — +£278/mo · £780/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 | 3.74% | -£629 | £112,983 | -29.9% | Low | Feasible |
| Housing-benefit rent | 3.74% | -£687 | £112,983 | -31.3% | Med | Feasible |
| Council lease | 3.74% | -£502 | £112,983 | -24.7% | Low | Feasible |
| Refurb & refinance | 3.74% | -£629 | £134,516 | -25.1% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 12.68% | +£278 | £112,983 | 18.9% | High | Feasible |
| Buy, improve & sell | 0.00% | -£199 | £321,891 | 3% | Med | Feasible |
| Rent by the room | 13.12% | -£958 | £150,983 | -27.8% | — | Feasible |
Short-let (SA) context426 active short-lets nearby
Short-let market context
- 426 active short-let listings in this postcode
- Superhosts earn -46.6% premium here
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 let48% occupancy
£198/night ADR
Based on 84 short-let comps nearby
Rent by the room conversion upside
+£520/mo cash flow vs Rent it out if converted to Rent by the room
10.47% Return before costs on price converted vs 3.74% as-is
🔓 +1 bedroom potential
medium confidenceUnlocks ~£9,018/yr extra rent
4 → 5 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
floorplan shows 8 habitable rooms (4 beds + 4 reception(s)) in 67 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 5 lettable rooms (incl. the garage — convertible to a bedroom or the communal area); 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 ~£752/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); mandatory HMO licence (5+ persons, England); 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.
4 → 5 bed HMO
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 (4 lettable rooms)
2× Double @ £766/mo1× Single @ £614/mo1× En-suite @ £860/mo
≈ £3,006/mo gross room income
As-is Rent it out
Monthly profit-£582
Return before costs on price3.74%
Cash needed£80,648
If converted to Rent by the room
Monthly profit-£62
Return before costs on price10.47%
Cash needed£96,648
Δ vs Rent it out Monthly profit+£520
+1 room (5 total)
Monthly profit+£745
Return before costs on price16.40%
Cash needed£106,648
Extra rent+£752/mo
Show conversion detail
Conversion cost estimate
£30,000
Range: £24,000 – £38,000
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
£57,960–£104,415full refurb + room split
What's in this cost
- Kitchen£8,820–£17,640
- 1 × bathroom£5,850–£10,725
- Rewire£4,680–£8,190
- Replumb£3,510–£7,020
- Windows£11,700–£21,060
- Paint + decor£9,360–£15,210
- Flooring£14,040–£24,570
Based on 743 HMO comps within 1.5 km
Comparables
sold within 0.5 miWide · CV 37.3%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
- GoodSt Wilfrid's Catholic Primary School - a Catholic Voluntary AcademyPrimary · Academy converter · YO31 7PB
- Not ratedYork St John UniversityNot applicable · Higher education institutions · YO31 7EX
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£10,284
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£7,546
Exit costs
Projected sale price (5y · 2%/yr growth)£303,622
Capital gain (pre-CGT)£28,622
Sale costs (~2.5%)£7,591
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-£33,818
Rates as of Oct 2024
Acquisition costs
£112,983cash neededPurchase price£275,000
Deposit (25%)£68,750
Stamp duty+5% additional-property surcharge£17,500
Refurb£19,458
Legal + survey£2,150
Mortgage fees£5,125
Total cash neededdeposit + costs (loan covers the rest)£112,983
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Being Sold via Secure Sale online bidding. Terms & Conditions apply.
Delighted to bring to the market this extended traditional four bedroomed semi-detached property. It will require a full programme of modernisation, but has great potential and is in a sought-after location within easy reach of the city centre.
Its features include a spacious entrance hallway leading to all the principal living accommodation. The good size lounge at the front and the dining room at the rea…
Floor plans
Listing metarightmove · Pattinson Estate Agents
About this listing
92 days · RightmovePrice history
5-year price trend
Monthly profit
−£629
Cash needed
£113K
Return after costs
-6.68%
IRR
-6.86%
Listed 92d ago
Irwin Avenue, 60 Irwin Avenue, York, York, YO31 7TU
semi-detached · 4 bed · 1 bath
£275,000
est £857 · 3.74% gross
Priced below market
1 / 60
40/100
Caution
13.12% — verify the rent + comps locally.
Priced below market -29% vs 12 nearby sold (last 12 mo)
13.1% Rent by the room Return before costs — conversion play
Price
£275K
29% below sold comps
Return before costs (best)
13.12%
Rent by the room
Bedrooms
4
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: £761–£965/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £68,750
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 (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £206,250 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£629
after mortgage, operating costs & tax
Rent in£857/mo gross
£824/mo collected · £33/mo lost to voids
Where it goes
£1,117Mortgage£336Costs
Outgoings exceed rent — you top up £629/mo
Mortgage£1,117
Costs£336
Management£86
Maintenance£67
Insurance£28
CapEx reserve£43
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£629
Returns
Return before costs on price3.74%
Cash return on cash-6.68%
Gross margin£488
Cash needed£112,983
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.74
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context426 active short-lets nearby
Short-let market context
- 426 active short-let listings in this postcode
- Superhosts earn -46.6% premium here
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 | £10,284 | £4,028 | £13,406 | £0 | £0 | -£7,150 | -£7,150 |
| Year 2 | £10,593 | £4,149 | £13,406 | £0 | £0 | -£6,963 | -£14,113 |
| Year 3 | £10,910 | £4,273 | £13,406 | £0 | £0 | -£6,769 | -£20,882 |
| Year 4 | £11,238 | £4,402 | £13,406 | £0 | £0 | -£6,570 | -£27,453 |
| Year 5 | £11,575 | £4,534 | £13,406 | £0 | £0 | -£6,365 | -£33,818 |
Rent by the room upside
What we verified
5007
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▾
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
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 37.3%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,681
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£33,818
Acquisition costs
25% deposit£68,750
Stamp duty£17,500
Refurb£19,458
Legal + survey£2,150
Mortgage + broker£5,125
Cash needed£112,983
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
Being Sold via Secure Sale online bidding. Terms & Conditions apply.
Delighted to bring to the market this extended traditional four bedroomed semi-detached property. It will require a full programme of modernisation, but has great potential and is in a sought-after location within easy reach of the city centre.
Its features include a spacious entrance hallway leading to all the principal living accommodation. The good size lounge at the front and the dining room at the rea…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice