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Year 5 disposal
BMV -13%
⊞ View all 11
14/ 100
Weak
5.61% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Priced below market -13% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- Monthly profit −£294/mo — significantly negative — real recurring drain
- -2.7% 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.
- 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
−£294/mo
You top up £294/mo
Price vs market
Below market value
-13% vs 12 sold · interior unseen
Return · IRR
-2.7%/yr
Loses money over 5 years
Cash left in
£102K
Stays in after refinancing at value
Price £385KCash to buy £146KReturn before costs on price 5.61%5-yr return on cash -6%Rent est. £1,799 (£1,729–£1,872)
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: £1,729–£1,872/mo · n=19
Financing
DepositYour cash in — the rest is the mortgage25% · £96,250
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 (£9,531–£17,791 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £288,750 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
-£294
after mortgage, operating costs & tax
Rent in£1,799/mo gross
£1,730/mo collected · £69/mo lost to voids
Where it goes
£1,564Mortgage£459Costs
Outgoings exceed rent — you top up £294/mo
Mortgage£1,564
Costs£459
Management£180
Maintenance£50
Insurance£28
CapEx reserve£90
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£294
Returns
Return before costs on price5.61%
Cash return on cash-2.41%
Gross margin£1,270
Cash needed£146,383
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.11
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 | £21,588 | £5,512 | £18,769 | £0 | £0 | -£2,692 | -£2,692 |
| Year 2 | £22,236 | £5,677 | £18,769 | £0 | £0 | -£2,210 | -£4,903 |
| Year 3 | £22,903 | £5,847 | £18,769 | £0 | £0 | -£1,713 | -£6,616 |
| Year 4 | £23,590 | £6,023 | £18,769 | £0 | £0 | -£1,202 | -£7,818 |
| Year 5 | £24,297 | £6,203 | £18,769 | £0 | £0 | -£675 | -£8,492 |
Disposal gain (gross)-£13,914
CGT£0
Net Disposal proceeds£414,444
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
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
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 cohortOX3 7AP · 2 bed
Primary profile
Student let
Nearest university
for student-let assessment
Oxford Brookes · 1.1 km
Reason
1.1 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 · 570 sqft
£17k–£35k
£ per sqft
building cost only
£31–£61
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£3,990–£7,410
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,270–£11,970
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history50d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£202,500 in 2004 → £385,000 asking
+90.1%in 22y
- 2004£202,500—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Rent it out wins — -£294/mo · level with Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| ⭐ Rent it out | 5.61% | -£294 | £146,383 | -5.8% | Low | Feasible |
| Housing-benefit rent | 3.50% | -£916 | £146,383 | -32.1% | Med | Feasible |
| Council lease | 3.50% | -£680 | £146,383 | -25.6% | Low | Feasible |
| Refurb & refinance | 5.61% | -£294 | £170,716 | -5.0% | Med | Feasible |
| Short-stay let / Airbnb | 6.71% | -£572 | £146,383 | -20.6% | High | Feasible |
| Buy, improve & sell | 0.00% | -£182 | £433,441 | 6% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Oxford · cap £1,122/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Oxford
- LHA monthly cap:
- £1,122
- 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 let28% occupancy
£257/night ADR
Based on 3 short-let comps nearby
Rent by the room conversion upside
-£244/mo cash flow vs Rent it out if converted to Rent by the room
7.48% Return before costs on price converted vs 5.61% as-is
As-is Rent it out
Monthly profit-£247
Return before costs on price5.61%
Cash needed£108,148
If converted to Rent by the room
Monthly profit-£491
Return before costs on price7.48%
Cash needed£124,148
Δ vs Rent it out Monthly profit-£244
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
£55,000
Range: £47,500 – £65,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 81% 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 81% (588 decisions)
≈0.0% 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.
£41,730–£75,495full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 1 × bathroom£6,750–£12,375
- Rewire£2,850–£4,560
- Replumb£2,280–£3,990
- Windows£6,270–£10,830
- Paint + decor£5,700–£9,690
- Flooring£7,980–£14,250
Comparables
sold within 0.5 miWide · CV 23.5%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Houses in Multiple Occupation Article 4 Direction
≈0.0% 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 & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- Not ratedHeadington Rye OxfordNot applicable · Other independent school · OX3 7TD
- Not ratedSt Joseph's Catholic Primary School, OxfordPrimary · Voluntary aided school · OX3 7SX
- Not ratedCheney SchoolSecondary · Academy converter · OX3 7QH
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£21,588
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,523
Exit costs
Projected sale price (5y · 2%/yr growth)£425,071
Capital gain (pre-CGT)£40,071
Sale costs (~2.5%)£10,627
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-£8,492
Rates as of Oct 2024
Acquisition costs
£146,383cash neededPurchase price£385,000
Deposit (25%)£96,250
Stamp duty+5% additional-property surcharge£28,500
Refurb£12,708
Legal + survey£2,150
Mortgage fees£6,775
Total cash neededdeposit + costs (loan covers the rest)£146,383
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Period house with south facing garden in prime central Headington location.
Accommodation comprises sitting room with feature fireplace with fitted shelving shelving and cupboards into the chimney recess, kitchen/breakfast room with modern fitted units and built-in electric oven and hob, inner lobby and a white/chrome family bathroom.
There are two double bedrooms on the first floor each with fitted shelving and cupboards.
The property has double glazing and gas central he…
Floor plans
Nearby active comparables6 rentals · 5 deals
Comparable rentals
OX3 · same beds + typeMedian nearby: £1,470/mo · 6 of 6 already let-£329 vs our est
- HEADINGTON, OXFORD, OX3Let2b£1,350/moMay 2026
- New High Street, Headington, OX3Let2b£1,400/moMay 2026
- Croft Road, Marston, OX3Let2b£1,490/moMay 2026
- Croft Road, Marston OX3Let2b£1,600/moMay 2026
- Westlands Drive, Headington OX3Let2b£2,000/moJun 2025
- Old Marston, Marston OX3Let2b£1,450/moJun 2025
Listing metarightmove · Scottfraser
About this listing
50 days · RightmovePrice history
5-year price trend
Monthly profit
−£294
Cash needed
£146K
Return after costs
-2.41%
IRR
-2.71%
Listed 50d ago
Windsor Street, Headington, Oxford
terraced · 2 bed · 1 bath · 570 sqft
£385,000
est £1,799 · 5.61% gross
Priced below market
1 / 11
14/100
Marginal
5.61% — verify the rent + comps locally.
Priced below market -13% vs 12 nearby sold (last 12 mo)
Price
£385K
13% below sold comps
Return before costs
5.61%
est rent £1,799/monot enough comparablesRange £1,729–£1,872/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: £1,729–£1,872/mo · n=19
Financing
DepositYour cash in — the rest is the mortgage25% · £96,250
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 (£9,531–£17,791 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £288,750 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
-£294
after mortgage, operating costs & tax
Rent in£1,799/mo gross
£1,730/mo collected · £69/mo lost to voids
Where it goes
£1,564Mortgage£459Costs
Outgoings exceed rent — you top up £294/mo
Mortgage£1,564
Costs£459
Management£180
Maintenance£50
Insurance£28
CapEx reserve£90
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£294
Returns
Return before costs on price5.61%
Cash return on cash-2.41%
Gross margin£1,270
Cash needed£146,383
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.11
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Oxford · cap £1,122/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Oxford
- LHA monthly cap:
- £1,122
- 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 | £21,588 | £5,512 | £18,769 | £0 | £0 | -£2,692 | -£2,692 |
| Year 2 | £22,236 | £5,677 | £18,769 | £0 | £0 | -£2,210 | -£4,903 |
| Year 3 | £22,903 | £5,847 | £18,769 | £0 | £0 | -£1,713 | -£6,616 |
| Year 4 | £23,590 | £6,023 | £18,769 | £0 | £0 | -£1,202 | -£7,818 |
| Year 5 | £24,297 | £6,203 | £18,769 | £0 | £0 | -£675 | -£8,492 |
Rent by the room upside
What we verified
3207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
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 let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miWide · CV 23.5%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,754
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£8,492
Acquisition costs
25% deposit£96,250
Stamp duty£28,500
Refurb£12,708
Legal + survey£2,150
Mortgage + broker£6,775
Cash needed£146,383
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
Period house with south facing garden in prime central Headington location.
Accommodation comprises sitting room with feature fireplace with fitted shelving shelving and cupboards into the chimney recess, kitchen/breakfast room with modern fitted units and built-in electric oven and hob, inner lobby and a white/chrome family bathroom.
There are two double bedrooms on the first floor each with fitted shelving and cupboards.
The property has double glazing and gas central he…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice