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Year 5 disposal
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Weak
8.24% Rent by the room return before costs — verify the rent + comps locally.
Why it works
- 7.42% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- 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).
- Tenure not stated — confirm freehold/leasehold and any lease term before offering.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£125/mo
Barely breaks even each month
Price
£425K
No local sold comps to compare
Return · IRR
0.6%/yr
Modest annualised return
Cash to get in
£164K
Deposit + fees + refurb
Return before costs on price · Rent by the room 8.24%5-yr return on cash 11%Rent est. £2,629 (£2,148–£3,218)
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: £2,148–£3,218/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £106,250
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 (£11,780–£21,990 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £318,750 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
+£125
after mortgage, operating costs & tax
Rent in£2,629/mo gross
£2,528/mo collected · £101/mo lost to voids
Where it goes
£1,727Mortgage£647Costs
£125/mo left as profit · 5% of rent kept
Mortgage£1,727
Costs£647
Management£263
Maintenance£100
Insurance£40
CapEx reserve£131
Voids + council tax£9
Ltd co. accounts£104
Tax£29
Profit+£125
Returns
Return before costs on price7.42%
Cash return on cash0.91%
Gross margin£1,880
Cash needed£163,982
Monthly profit payback100+ yrs
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 | £31,548 | £7,770 | £20,719 | £0 | £581 | £2,479 | £2,479 |
| Year 2 | £32,494 | £8,003 | £20,719 | £0 | £717 | £3,056 | £5,534 |
| Year 3 | £33,469 | £8,243 | £20,719 | £0 | £856 | £3,652 | £9,186 |
| Year 4 | £34,473 | £8,490 | £20,719 | £0 | £1,000 | £4,264 | £13,451 |
| Year 5 | £35,508 | £8,745 | £20,719 | £0 | £1,148 | £4,896 | £18,346 |
Disposal gain (gross)-£17,854
CGT£0
Net Disposal proceeds£457,503
What we verified
What we verified
30093 ok · 0 caution · 0 fail · 9 unknown
Legal & planning
LeaseholdUnknown
Tenure & planningUnknown
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
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 cohortOX2 9PA · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Oxford · 6.9 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 · 1098 sqft
£27k–£53k
£ per sqft
building cost only
£25–£48
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£7,686–£14,274
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,078–£23,058
Guide rates · UK May 2026
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 history29d on marketno cuts yet
Strategy matrix
Rent by the room wins — +£713/mo · £588/mo ahead of Rent it out (after room-conversion)
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 7.42% | +£125 | £163,982 | 11.2% | Low | Feasible |
| Housing-benefit rent | 4.93% | -£675 | £163,982 | -17.1% | Med | Feasible |
| Council lease | 4.93% | -£313 | £163,982 | -8.3% | Low | Feasible |
| Refurb & refinance | 7.42% | +£125 | £191,515 | 9.6% | Med | Feasible |
| Short-stay let / Airbnb | 7.29% | -£551 | £163,982 | -17.2% | High | Feasible |
| Buy, improve & sell | 0.00% | -£244 | £481,640 | 5% | Med | Feasible |
| ⭐ Rent by the room | 5.18% * | +£713 | £184,784 | — | — | Feasible |
* Rent by the room shows net yield on cost for the audited HMO conversion deal (post-conversion, after running costs) — not gross like the other rows. Its 5-yr ROI reads “—” because the audited deal is a year-one snapshot; the HMO conversion panel below shows the cash-back / payback horizon.
Short-let (SA) context406 active short-lets nearby
Short-let market context
- 406 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Oxford · cap £1,745/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Oxford
- LHA monthly cap:
- £1,745
- Scheme type:
- nominee
- Premium:
- +0% premium over LHA cap
- 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 let66% occupancy
£129/night ADR
Based on 10 short-let comps nearby
Rent by the room conversion upside
-£866/mo cash flow vs Rent it out if converted to Rent by the room
6.78% Return before costs on price converted vs 7.42% as-is
£425k → 6-bed HMO @ ~£648/room: £3,778 pcm gross, ~£2,174 pcm net (5.2% net on £504k all-in incl. ~£44k works); needs +2 bathrooms; GDV ~£373k → refinance releases ~£-39k (~£224k left in)
medium confidence
Unlocks ~£17,514/yr extra rent
4 → 6 lettable rooms · ~6.3% gross at max
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 7 habitable rooms (4 beds + 3 reception(s)) in 118 m²; convert 2 spare room(s) to bedrooms, keeping one reception as the lounge → up to 6 lettable rooms (incl. the garage — convertible to a bedroom or the communal area); sized to Vale of White Horse adopted standard (6.51/10.22 m²; South Oxfordshire and Vale of White Horse HMO Standards, April 2024); adds ~£1,460/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); mandatory HMO licence (5+ persons, England)
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
4 → 6 bed HMO+2 singles5.18% net on cost4.63% cash-on-cashuplift 4.49% → 6.32%
💷 Refinance could release ~-£39,197
HMO licence+2 bathroom needed
Sized to Vale of White Horse's adopted HMO standards
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)
3× Double @ £764/mo1× Single @ £627/mo
≈ £2,919/mo gross room income
As-is Rent it out
Monthly profit+£219
Return before costs on price7.42%
Cash needed£118,148
If converted to Rent by the room
Monthly profit-£647
Return before costs on price6.78%
Cash needed£134,148
Δ vs Rent it out Monthly profit-£866
+2 rooms (6 total)
Monthly profit+£634
Return before costs on price12.36%
Cash needed£154,148
Extra rent+£1,460/mo
Show conversion detail
Conversion cost estimate
£37,500
Range: £30,000 – £47,500
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£64,962–£115,623full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 1 × bathroom£6,750–£12,375
- Rewire£5,490–£8,784
- Replumb£4,392–£7,686
- Windows£12,078–£20,862
- Paint + decor£10,980–£18,666
- Flooring£15,372–£27,450
Based on 29 HMO comps within 4.4 km
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- Requires improvementBotley SchoolPrimary · Academy sponsor led · OX2 9JZ
- Not ratedCumnor Church of England School (Voluntary Controlled)Primary · Voluntary controlled school · OX2 9PQ
- Not ratedMatthew Arnold SchoolSecondary · Academy converter · OX2 9JE
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£31,548
Section 24 credit£0
Annual tax due£581
Post-tax Monthly profit annual£1,265
Exit costs
Projected sale price (5y · 2%/yr growth)£469,234
Capital gain (pre-CGT)£44,234
Sale costs (~2.5%)£11,731
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£18,346
Rates as of Oct 2024
Acquisition costs
£163,982cash neededPurchase price£425,000
Deposit (25%)£106,250
Stamp duty+5% additional-property surcharge£32,500
Refurb£15,707
Legal + survey£2,150
Mortgage fees£7,375
Total cash neededdeposit + costs (loan covers the rest)£163,982
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Situated in the sought-after village of Farmoor, this four-bedroom detached property offers spacious and well-proportioned accommodation, complemented by front and rear gardens, a private driveway providing off-street parking and a detached garage.
The ground floor comprises an entrance hall, a reception room which opens through to the dining room, a kitchen with adjoining utility area and a downstairs cloakroom.
To the first floor are four well-proportioned bedrooms, toget…
Floor plans
Listing metarightmove · Chancellors
About this listing
29 days · RightmovePrice history
5-year price trend
Monthly profit
+£125
Cash needed
£164K
Return after costs
0.91%
IRR
0.63%
Listed 29d ago
Meadow Close, Farmoor, Oxford
detached · 4 bed · 1 bath · 1,098 sqft
£425,000
est £2,629 · 7.42% gross
1 / 21
32/100
Marginal
8.24% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.42% Return before costs — above-market
Price
£425K
Return before costs (best)
8.24%
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: £2,148–£3,218/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £106,250
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 (£11,780–£21,990 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £318,750 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
+£125
after mortgage, operating costs & tax
Rent in£2,629/mo gross
£2,528/mo collected · £101/mo lost to voids
Where it goes
£1,727Mortgage£647Costs
£125/mo left as profit · 5% of rent kept
Mortgage£1,727
Costs£647
Management£263
Maintenance£100
Insurance£40
CapEx reserve£131
Voids + council tax£9
Ltd co. accounts£104
Tax£29
Profit+£125
Returns
Return before costs on price7.42%
Cash return on cash0.91%
Gross margin£1,880
Cash needed£163,982
Monthly profit payback100+ yrs
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) context406 active short-lets nearby
Short-let market context
- 406 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Oxford · cap £1,745/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Oxford
- LHA monthly cap:
- £1,745
- Scheme type:
- nominee
- Premium:
- +0% premium over LHA cap
- 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 | £31,548 | £7,770 | £20,719 | £0 | £581 | £2,479 | £2,479 |
| Year 2 | £32,494 | £8,003 | £20,719 | £0 | £717 | £3,056 | £5,534 |
| Year 3 | £33,469 | £8,243 | £20,719 | £0 | £856 | £3,652 | £9,186 |
| Year 4 | £34,473 | £8,490 | £20,719 | £0 | £1,000 | £4,264 | £13,451 |
| Year 5 | £35,508 | £8,745 | £20,719 | £0 | £1,148 | £4,896 | £18,346 |
Rent by the room upside
What we verified
4008
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeUnknown
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£4,144
Annual rental tax£351
CGT yr 5£0 · company level
5y net total£18,346
Acquisition costs
25% deposit£106,250
Stamp duty£32,500
Refurb£15,707
Legal + survey£2,150
Mortgage + broker£7,375
Cash needed£163,982
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
Situated in the sought-after village of Farmoor, this four-bedroom detached property offers spacious and well-proportioned accommodation, complemented by front and rear gardens, a private driveway providing off-street parking and a detached garage.
The ground floor comprises an entrance hall, a reception room which opens through to the dining room, a kitchen with adjoining utility area and a downstairs cloakroom.
To the first floor are four well-proportioned bedrooms, toget…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice