Skip to main contenthow this is calculated →
Year 5 disposal
BMV -20%
⊞ View all 10
42/ 100
Caution
7.39% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.39% return before costs — above-market
- Priced below market -20% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Monthly profit −£84/mo — mildly negative — equity build may cover
- -1.0% 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
−£84/mo
You top up £84/mo
Price vs market
Below market value
-20% vs 12 sold · interior unseen
Return · IRR
-1.0%/yr
Loses money over 5 years
Cash left in
£40K
Stays in after refinancing at value
Price £210KCash to buy £80KReturn before costs on price 7.39%5-yr return on cash 1%Rent est. £1,294 (£1,153–£1,452)
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: £1,153–£1,452/mo · n=57
Financing
DepositYour cash in — the rest is the mortgage25% · £52,500
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 (£6,685–£12,478 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £157,500 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£84
after mortgage, operating costs & tax
Rent in£1,294/mo gross
£1,244/mo collected · £50/mo lost to voids
Where it goes
£853Mortgage£476Costs
Outgoings exceed rent — you top up £84/mo
Mortgage£853
Costs£476
Management£129
Maintenance£67
Insurance£28
CapEx reserve£65
Voids + council tax£7
Service charge + ground rent£75
Ltd co. accounts£104
Tax—
Shortfall−£84
Returns
Return before costs on price7.39%
Cash return on cash-1.27%
Gross margin£769
Cash needed£79,763
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.46
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 | £15,528 | £5,706 | £10,238 | £0 | £0 | -£416 | -£416 |
| Year 2 | £15,994 | £5,877 | £10,238 | £0 | £0 | -£121 | -£537 |
| Year 3 | £16,474 | £6,054 | £10,238 | £0 | £35 | £147 | -£389 |
| Year 4 | £16,968 | £6,235 | £10,238 | £0 | £94 | £401 | £12 |
| Year 5 | £17,477 | £6,422 | £10,238 | £0 | £155 | £662 | £674 |
Disposal gain (gross)-£7,052
CGT£0
Net Disposal proceeds£226,061
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 profileMixed demand
Tenant profilelikely cohortOX4 2EA · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Oxford Brookes · 2.4 km
Reason
Mixed-demand area without a single dominant tenant cohort. Local lettings agent can clarify.
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 history60d on market2 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£217,500 in 2022 → £210,000 asking
-3.4%in 4y
- 2022£217,500+117.6% in 20y
- 2002£99,950+122.1% in 7y
- 1995£45,000—
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 — +£530/mo · £615/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 7.39% | -£84 | £79,763 | 0.8% | Low | Feasible |
| Housing-benefit rent | 5.13% | -£466 | £79,763 | -27.7% | Med | Feasible |
| Council lease | 5.13% | -£274 | £79,763 | -17.9% | Low | Feasible |
| Refurb & refinance | 7.39% | -£84 | £93,828 | 0.7% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 17.58% | +£530 | £79,763 | 45.8% | High | Feasible |
| Buy, improve & sell | 0.00% | -£274 | £236,678 | 6% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context386 active short-lets nearby
Short-let market context
- 386 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Oxford · cap £898/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Oxford
- LHA monthly cap:
- £898
- Scheme type:
- nominee
- Premium:
- +0% 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 let55% occupancy
£184/night ADR
Based on 19 short-let comps nearby
Rent by the room conversion upside
+£134/mo cash flow vs Rent it out if converted to Rent by the room
13.71% Return before costs on price converted vs 7.39% as-is
As-is Rent it out
Monthly profit+£22
Return before costs on price7.39%
Cash needed£64,398
If converted to Rent by the room
Monthly profit+£156
Return before costs on price13.71%
Cash needed£80,398
Δ vs Rent it out Monthly profit+£134
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 · 81% likely
medium confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- concentration ~3.0% within 100m (3 known HMOs) — below the 10% threshold
- local council HMO approval rate 81% (588 decisions)
3 known HMOs within 100 m · ≈3.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
Comparables
sold within 0.5 miWide · CV 30.7%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Houses in Multiple Occupation Article 4 Direction
3 known HMOs within 100 m · ≈3.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodOur Lady's Roman Catholic Primary SchoolPrimary · Academy converter · OX4 2LF
- GoodSt Christopher's Church of England School, CowleyPrimary · Academy sponsor led · OX4 2HB
- GoodSt Francis Church of England Primary SchoolPrimary · Academy converter · OX4 2QT
- Not ratedKings Education (Oxford)Not applicable · Other independent school · OX4 2UJ
- Not ratedTyndale Community SchoolPrimary · Free schools · OX4 2JX
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£15,528
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,013
Exit costs
Projected sale price (5y · 2%/yr growth)£231,857
Capital gain (pre-CGT)£21,857
Sale costs (~2.5%)£5,796
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£674
Rates as of Oct 2024
Acquisition costs
£79,763cash neededPurchase price£210,000
Deposit (25%)£52,500
Stamp duty+5% additional-property surcharge£12,200
Refurb£8,913
Legal + survey£2,000
Mortgage fees£4,150
Total cash neededdeposit + costs (loan covers the rest)£79,763
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
SUMMARY Well-presented one-bedroom flat in a sought-after location just off Oxford Road. Featuring a bright living space, open-plan kitchen, double bedroom, and modern bathroom, with excellent access to local amenities, transport links, universities, and the city centre
DESCRIPTION Situated just off Oxford Road, this well-presented one-bedroom flat offers an excellent opportunity for first-time buyers, professionals, investors, or those looking to downsize. Combining modern,…
Floor plans
Listing metarightmove · Connells
About this listing
60 days · RightmovePrice history
5-year price trend
Monthly profit
−£84
Cash needed
£80K
Return after costs
-1.27%
IRR
-1.02%
Listed 60d ago
Oxford Road, Cowley, Oxford
flat · 1 bed · 1 bath
£210,000
est £1,294 · 7.39% gross
Priced below market
1 / 10
42/100
Caution
7.39% — verify the rent + comps locally.
Priced below market -20% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.39% Return before costs — above-market
Price
£210K
20% below sold comps
Return before costs
7.39%
est rent £1,294/mo57 comps within 1 kmRange £1,153–£1,452/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: £1,153–£1,452/mo · n=57
Financing
DepositYour cash in — the rest is the mortgage25% · £52,500
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 (£6,685–£12,478 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £157,500 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£84
after mortgage, operating costs & tax
Rent in£1,294/mo gross
£1,244/mo collected · £50/mo lost to voids
Where it goes
£853Mortgage£476Costs
Outgoings exceed rent — you top up £84/mo
Mortgage£853
Costs£476
Management£129
Maintenance£67
Insurance£28
CapEx reserve£65
Voids + council tax£7
Service charge + ground rent£75
Ltd co. accounts£104
Tax—
Shortfall−£84
Returns
Return before costs on price7.39%
Cash return on cash-1.27%
Gross margin£769
Cash needed£79,763
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.46
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context386 active short-lets nearby
Short-let market context
- 386 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Oxford · cap £898/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Oxford
- LHA monthly cap:
- £898
- Scheme type:
- nominee
- Premium:
- +0% 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 | £15,528 | £5,706 | £10,238 | £0 | £0 | -£416 | -£416 |
| Year 2 | £15,994 | £5,877 | £10,238 | £0 | £0 | -£121 | -£537 |
| Year 3 | £16,474 | £6,054 | £10,238 | £0 | £35 | £147 | -£389 |
| Year 4 | £16,968 | £6,235 | £10,238 | £0 | £94 | £401 | £12 |
| Year 5 | £17,477 | £6,422 | £10,238 | £0 | £155 | £662 | £674 |
Rent by the room upside
What we verified
3307
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£600/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 30.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,048
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£674
Acquisition costs
25% deposit£52,500
Stamp duty£12,200
Refurb£8,913
Legal + survey£2,000
Mortgage + broker£4,150
Cash needed£79,763
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
SUMMARY Well-presented one-bedroom flat in a sought-after location just off Oxford Road. Featuring a bright living space, open-plan kitchen, double bedroom, and modern bathroom, with excellent access to local amenities, transport links, universities, and the city centre
DESCRIPTION Situated just off Oxford Road, this well-presented one-bedroom flat offers an excellent opportunity for first-time buyers, professionals, investors, or those looking to downsize. Combining modern,…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice