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Year 5 disposal
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0/ 100
Weak
No rent data on file — verify locally before offering.
Why it works
Why to be cautious
- Monthly profit −£7,924/mo — heavily negative — needs monthly capital injection
- -14.7% 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
−£8K/mo
You top up £8K/mo
Price
£1.90M
No local sold comps to compare
Return · IRR
-14.7%/yr
Loses money over 5 years
Cash to get in
£860K
Deposit + fees + refurb
5-yr return on cash -55%
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £473,750
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 (£88,256–£164,745 range), VAT-inclusive
Legal + survey (£)
Standard house — £2,400 legal + £1,300 survey
Mortgage fees (£)
2% product fee on £1,421,250 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 £400K+
Maintenance (£/mo)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£7,924
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£7,698Mortgage
Outgoings exceed rent — you top up £7,924/mo
Mortgage£7,698
Costs£225
Maintenance£67
Insurance£40
Voids + council tax£14
Ltd co. accounts£104
Tax—
Shortfall−£7,924
Returns
Return before costs on price0.00%
Cash return on cash-11.05%
Gross margin-£225
Cash needed£860,450
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
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 | £0 | £2,706 | £92,381 | £0 | £0 | -£95,087 | -£95,087 |
| Year 2 | £0 | £2,787 | £92,381 | £0 | £0 | -£95,168 | -£190,255 |
| Year 3 | £0 | £2,870 | £92,381 | £0 | £0 | -£95,252 | -£285,506 |
| Year 4 | £0 | £2,956 | £92,381 | £0 | £0 | -£95,338 | -£380,844 |
| Year 5 | £0 | £3,045 | £92,381 | £0 | £0 | -£95,426 | -£476,270 |
Disposal gain (gross)-£212,348
CGT£0
Net Disposal proceeds£2,039,927
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
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 cohortYO42 4SZ · 6 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of York · 12.3 km
Reason
6-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
6-bed · 3-bath · 4933 sqft
£103k–£196k
£ per sqft
building cost only
£21–£40
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 3 × bathroom · Full strip + retile£9,975–£19,950
- Paint + decor£34,531–£64,129
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£54,263–£103,593
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingMandatory
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Mandatory
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 history28d on market2 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£850,000 in 2005 → £1,895,000 asking
+122.9%in 21y
- 2005£850,000+750.0% in 2y
- 2003£100,000-86.1% in 1y
- 2002£720,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Rent by the room wins — -£6,471/mo · £566/mo ahead of Housing-benefit rent (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 | 0.00% | -£7,924 | £860,450 | -55.4% | Low | Feasible |
| Housing-benefit rent | 0.76% | -£7,037 | £860,450 | -48.1% | Med | Feasible |
| Council lease | 0.00% | -£7,910 | £860,450 | -55.2% | Low | Feasible |
| Refurb & refinance | 0.00% | -£7,924 | £1,002,270 | -47.5% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£211 | £2,299,345 | 0% | Med | Feasible |
| ⭐ Rent by the room | 2.26% | -£6,471 | £860,450 | -42.5% | — | Feasible |
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
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
+£1,216/mo cash flow vs Rent it out if converted to Rent by the room
1.52% Return before costs on price converted vs 0.00% as-is
As-is Rent it out
Monthly profit-£7,605
Return before costs on price0.00%
Cash needed£485,648
If converted to Rent by the room
Monthly profit-£6,390
Return before costs on price1.52%
Cash needed£501,648
Δ vs Rent it out Monthly profit+£1,216
Show conversion detail
Conversion cost estimate
£3,000
Range: £2,000 – £5,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£208,891–£370,460full refurb + room split
What's in this cost
- Kitchen£8,820–£17,640
- 3 × bathroom£17,550–£32,175
- Rewire£19,732–£34,531
- Replumb£14,799–£29,598
- Windows£49,330–£88,794
- Paint + decor£39,464–£64,129
- Flooring£59,196–£103,593
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score70 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- Not ratedBarmby Moor Church of England Primary SchoolPrimary · Foundation school · YO42 4EQ
- Not ratedMelbourne Primary SchoolPrimary · Academy converter · YO42 4QE
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£0
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£95,087
Exit costs
Projected sale price (5y · 2%/yr growth)£2,092,233
Capital gain (pre-CGT)£197,233
Sale costs (~2.5%)£52,306
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-£476,270
Rates as of Oct 2024
Acquisition costs
£860,450cash neededPurchase price£1,895,000
Deposit (25%)£473,750
Stamp duty+5% additional-property surcharge£235,900
Refurb£117,675
Legal + survey£3,700
Mortgage fees£29,425
Total cash neededdeposit + costs (loan covers the rest)£860,450
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A handsome Grade II listed Georgian lodge with exceptional equestrian facilities and outbuildings, set within beautiful gardens and paddocks
Description
Built in around 1816, for General James Wharton, Rossmoor Lodge is an impressive Grade II listed Georgian country house, occupying a wonderful position within just under four acres of gardens and paddocks. The property combines the architectural character and craftsmanship of the Georgian period with a highly considered ren…
Floor plans
Listing metarightmove · Savills
About this listing
28 days · RightmovePrice history
5-year price trend
Monthly profit
−£7,924
Cash needed
£860K
Return after costs
-11.05%
IRR
-14.65%
Listed 28d ago
Rossmoor Lodge, Melbourne, York, East Yorkshire, YO42
equestrian facility · 6 bed · 3 bath · 4,933 sqft
£1,895,000
Listed building
1 / 28
0/100
Marginal
No rent data — verify locally before offering.
Monthly profit −£7,924/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£1.9M
Return before costs
—
rent unknown
Bedrooms
6
3 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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £473,750
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 (£88,256–£164,745 range), VAT-inclusive
Legal + survey (£)
Standard house — £2,400 legal + £1,300 survey
Mortgage fees (£)
2% product fee on £1,421,250 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 £400K+
Maintenance (£/mo)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£7,924
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£7,698Mortgage
Outgoings exceed rent — you top up £7,924/mo
Mortgage£7,698
Costs£225
Maintenance£67
Insurance£40
Voids + council tax£14
Ltd co. accounts£104
Tax—
Shortfall−£7,924
Returns
Return before costs on price0.00%
Cash return on cash-11.05%
Gross margin-£225
Cash needed£860,450
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
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
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 | £0 | £2,706 | £92,381 | £0 | £0 | -£95,087 | -£95,087 |
| Year 2 | £0 | £2,787 | £92,381 | £0 | £0 | -£95,168 | -£190,255 |
| Year 3 | £0 | £2,870 | £92,381 | £0 | £0 | -£95,252 | -£285,506 |
| Year 4 | £0 | £2,956 | £92,381 | £0 | £0 | -£95,338 | -£380,844 |
| Year 5 | £0 | £3,045 | £92,381 | £0 | £0 | -£95,426 | -£476,270 |
Rent by the room upside
What we verified
5016
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedMandatory
TenureTenure typeFreehold
HeritageListed building / conservation areaListed
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 heuristicRent by the room / sharers
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£18,476
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£476,270
Acquisition costs
25% deposit£473,750
Stamp duty£235,900
Refurb£117,675
Legal + survey£3,700
Mortgage + broker£29,425
Cash needed£860,450
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
A handsome Grade II listed Georgian lodge with exceptional equestrian facilities and outbuildings, set within beautiful gardens and paddocks
Description
Built in around 1816, for General James Wharton, Rossmoor Lodge is an impressive Grade II listed Georgian country house, occupying a wonderful position within just under four acres of gardens and paddocks. The property combines the architectural character and craftsmanship of the Georgian period with a highly considered ren…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice