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Year 5 disposal
BMV -9%
⊞ View all 13
33/ 100
Weak
8.00% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 8.00% return before costs — above-market
- Priced below market -9% 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
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£65/mo — mildly negative — equity build may cover
- -0.5% 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
−£65/mo
You top up £65/mo
Price vs market
Below market value
-9% vs 12 sold · interior unseen
Return · IRR
-0.5%/yr
Loses money over 5 years
Cash left in
£75K
Stays in after refinancing at value
Price £235KCash to buy £92KReturn before costs on price 8.00%5-yr return on cash 3%Rent est. £1,567 (£1,470–£1,670)
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: £1,470–£1,670/mo · n=79
Financing
DepositYour cash in — the rest is the mortgage25% · £58,750
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 (£9,660–£18,032 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £176,250 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
-£65
after mortgage, operating costs & tax
Rent in£1,567/mo gross
£1,507/mo collected · £60/mo lost to voids
Where it goes
£955Mortgage£617Costs
Outgoings exceed rent — you top up £65/mo
Mortgage£955
Costs£617
Management£157
Maintenance£67
Insurance£28
CapEx reserve£78
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£65
Returns
Return before costs on price8.00%
Cash return on cash-0.85%
Gross margin£889
Cash needed£92,105
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.58
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 | £18,804 | £7,410 | £11,456 | £0 | £0 | -£62 | -£62 |
| Year 2 | £19,368 | £7,632 | £11,456 | £0 | £53 | £227 | £165 |
| Year 3 | £19,949 | £7,861 | £11,456 | £0 | £120 | £512 | £677 |
| Year 4 | £20,548 | £8,097 | £11,456 | £0 | £189 | £806 | £1,483 |
| Year 5 | £21,164 | £8,340 | £11,456 | £0 | £260 | £1,108 | £2,591 |
Disposal gain (gross)-£10,857
CGT£0
Net Disposal proceeds£252,973
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 cohortOX3 8LZ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Oxford Brookes · 2.8 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
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 history36d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£80,000 in 1998 → £235,000 asking
+193.8%in 28y
- 1998£80,000+36.8% in 2y
- 1996£58,500—
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 — -£65/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 | 8.00% | -£65 | £92,105 | 2.8% | Low | Feasible |
| Housing-benefit rent | 5.73% | -£500 | £92,105 | -24.8% | Med | Feasible |
| Council lease | 5.73% | -£263 | £92,105 | -14.3% | Low | Feasible |
| Refurb & refinance | 8.00% | -£65 | £109,007 | 2.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£374 | £268,982 | 4% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
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
Rent by the room conversion upside
-£45/mo cash flow vs Rent it out if converted to Rent by the room
12.26% Return before costs on price converted vs 8.00% as-is
As-is Rent it out
Monthly profit+£122
Return before costs on price8.00%
Cash needed£70,648
If converted to Rent by the room
Monthly profit+£77
Return before costs on price12.26%
Cash needed£86,648
Δ vs Rent it out Monthly profit-£45
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.
£42,170–£76,255full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 1 × bathroom£6,750–£12,375
- Rewire£2,900–£4,640
- Replumb£2,320–£4,060
- Windows£6,380–£11,020
- Paint + decor£5,800–£9,860
- Flooring£8,120–£14,500
Comparables
sold within 0.5 miWide · CV 20.6%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
≈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 & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodSlade Nursery SchoolNursery · Local authority nursery school · OX3 8QQ
- GoodSandhills Community Primary SchoolPrimary · Academy sponsor led · OX3 8FN
- GoodWood Farm Primary SchoolPrimary · Community school · OX3 8QQ
- Not ratedEndeavour Academy, OxfordNot applicable · Academy special sponsor led · OX3 8DD
- Not ratedHeadington Quarry Nursery SchoolNursery · Local authority nursery school · OX3 8LH
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£18,804
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£785
Exit costs
Projected sale price (5y · 2%/yr growth)£259,459
Capital gain (pre-CGT)£24,459
Sale costs (~2.5%)£6,486
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£2,591
Rates as of Oct 2024
Acquisition costs
£92,105cash neededPurchase price£235,000
Deposit (25%)£58,750
Stamp duty+5% additional-property surcharge£13,950
Refurb£12,880
Legal + survey£2,000
Mortgage fees£4,525
Total cash neededdeposit + costs (loan covers the rest)£92,105
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Sold with no onward chain, a two bedroom first-floor maisonette offering comfortable, modern and low-maintenance living in a popular and convenient location close to the Ring Road.
Accessed via a private entrance hall, stairs lead to the main accommodation. At the heart of the property is an open-plan living and dining room, providing a bright and welcoming space to relax, dine and entertain. Large windows allow plenty of natural light to flood the room, creating a light and…
Floor plans
Listing metarightmove · Chancellors
About this listing
36 days · RightmovePrice history
5-year price trend
Monthly profit
−£65
Cash needed
£92K
Return after costs
-0.85%
IRR
-0.55%
Listed 36d ago
Green Ridges, Headington, Oxford
flat · 2 bed · 1 bath · 580 sqft
£235,000
est £1,567 · 8.00% gross
Priced below market
1 / 13
33/100
Marginal
8.00% — verify the rent + comps locally.
Priced below market -9% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.00% Return before costs — above-market
Price
£235K
9% below sold comps
Return before costs
8.00%
est rent £1,567/monot enough comparablesRange £1,470–£1,670/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: £1,470–£1,670/mo · n=79
Financing
DepositYour cash in — the rest is the mortgage25% · £58,750
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 (£9,660–£18,032 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £176,250 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
-£65
after mortgage, operating costs & tax
Rent in£1,567/mo gross
£1,507/mo collected · £60/mo lost to voids
Where it goes
£955Mortgage£617Costs
Outgoings exceed rent — you top up £65/mo
Mortgage£955
Costs£617
Management£157
Maintenance£67
Insurance£28
CapEx reserve£78
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£65
Returns
Return before costs on price8.00%
Cash return on cash-0.85%
Gross margin£889
Cash needed£92,105
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.58
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
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 | £18,804 | £7,410 | £11,456 | £0 | £0 | -£62 | -£62 |
| Year 2 | £19,368 | £7,632 | £11,456 | £0 | £53 | £227 | £165 |
| Year 3 | £19,949 | £7,861 | £11,456 | £0 | £120 | £512 | £677 |
| Year 4 | £20,548 | £8,097 | £11,456 | £0 | £189 | £806 | £1,483 |
| Year 5 | £21,164 | £8,340 | £11,456 | £0 | £260 | £1,108 | £2,591 |
Rent by the room upside
What we verified
2307
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
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 20.6%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,291
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£2,591
Acquisition costs
25% deposit£58,750
Stamp duty£13,950
Refurb£12,880
Legal + survey£2,000
Mortgage + broker£4,525
Cash needed£92,105
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
Sold with no onward chain, a two bedroom first-floor maisonette offering comfortable, modern and low-maintenance living in a popular and convenient location close to the Ring Road.
Accessed via a private entrance hall, stairs lead to the main accommodation. At the heart of the property is an open-plan living and dining room, providing a bright and welcoming space to relax, dine and entertain. Large windows allow plenty of natural light to flood the room, creating a light and…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice