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Deals · BS5 · Avonvale Rd, Easton, Bristol, BS5 9RYBeds4Price£185KEst rent£1,603/mo
⊞ View all 3
4 BED HOUSEListed 45d ago

Strong yield BTL play

Avonvale Rd, Easton, Bristol, BS5 9RY · 1,180 sqft · £157/sqft
EPC CArticle 4 clear
£185,000
est. £1,603 / mo · 10.40% grossRange £1,450–£1,820/mo (Q1–Q3)
70/ 100
how this is calculated →
Solid

Real 18.16% HMO gross yield with manageable risks.

Why it works
  • 10.40% gross yield — above-market
  • 18.2% HMO gross yield — conversion play
  • Stress ICR PASS at 6.5% rate stress — lender-friendly
  • Article 4 clear — HMO conversion route open
Why to be cautious
  • -1.3% 5y IRR — capital outlay disproportionate to returns

Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →

Price
£185K
Gross yield (best)
18.16%
HMO
Cash needed
£81K
deposit + costs
Cashflow
+£179
net of mgmt + voids
5y ROI
19.5%
after tax
IRR
-1.3%
cash + capital
Rent Range
£1,450–£1,820
Q1–Q3 of comps
ROI not yet calculated

What we verified

12 total · click to expand
80048 ok · 0 caution · 0 fail · 4 unknown
Legal & planning
LeaseholdUnknown
Tenure & planningUnknown

Legal & planning

2 checks
  • TenureUnknown
  • Lease lengthUnknown
Article 4Clear
Article 4HMO conversion gatePlanning data
HMO restriction
C3 to C4 conversion
Clear
Confidence
high
Source
Seeded postcode-prefix lookup

⚠️ Selective Licensing in scope

Selective Scheme 2: Bishopston, Ashley Down, Cotham, Easton

Rates as of May 2026
Building condition
EPCC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
from listing
Band C
MEES 2030 compliance
C required for new tenancies
PASS
EPC band from listing · verify certificate before exchanging
Find EPC certificate →
EWS1Not 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.
Search NHLE for BS5 9RY → · Conservation area (LA) →
Area
Flood riskChecking…
FloodriskEA
Crime riskChecking…
Crimeriskpolice.uk
SchoolsChecking…
Schools& Ofsted catchmentGIAS register

No schools indexed for this postcode sector.

GIAS · 2 mi → · Ofsted reports →
Investor
Tenant profileFamily let
Tenant profilelikely cohortBS5 9RY · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Bristol · 2.4 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 · 2-bath · 1180 sqft
£32k–£62k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
  • Kitchen · Full unit replacement£3,840–£8,640
  • 2 × bathroom · Full strip + retile£6,650–£13,300
  • Paint + decor£8,260–£15,340
  • Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,980–£24,780
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
HMO 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 →

What-if calculator

Edit any input — outputs recalc liveRates as of 25 May 2026
Buy-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: £1,450–£1,820/mo · n=14
Refurb (£)
Legal + survey (£)
Mortgage fees (£)
LTV75%
0% (cash)95%
Mortgage rate5y BTL fix5.8%
3.0%9.0%
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
Management10%
0%20%
Void weeks
Insurance (£/mo)
Maintenance (£/mo)
Leasehold costs
Result · BTL
Monthly cashflow
+£179
after mortgage, operating costs & tax
Income
Monthly rent+£1,603
After 2wk voids: £1541/mo
Outgoings
Mortgage-£665
Operating costs-£356
show breakdown ▾
Management (10% of rent)-£160
CapEx reserve (5% of rent)-£80
Council Tax × voids (2w/yr)-£8
Insurance-£20
Maintenance-£67
Tax (HMRC)-£341/mo (£4,095/yr)
Returns
Gross yield10.40%
Net yield on cash2.66%
Gross margin£1,186
Cash needed£81,029
Cashflow payback37y 8m
Data confidence
Lender stress test
ICR @ stress2.05
ICR PASS · stress 6.5% (target 1.45)
Rent: Rightmove + Zoopla comps14 comps within 500 mConfidence: HIGH

Year-by-year cashflow (5-yr horizon)

Net cashflow after tax. Rent + costs compound at their growth rates; mortgage principal amortises year-by-year for repayment loans.

YearGross RentOp CostsMortgageEquity BuiltTaxNetCumulative
Year 1£19,236£4,270£7,978£0£4,391£2,597£2,597
Year 2£19,813£4,398£7,978£0£4,570£2,867£5,464
Year 3£20,407£4,530£7,978£0£4,755£3,144£8,608
Year 4£21,020£4,666£7,978£0£4,946£3,430£12,038
Year 5£21,650£4,806£7,978£0£5,142£3,724£15,762
Year 5 disposal
Disposal gain (gross)-£16,855
CGT£0
Net Disposal proceeds£199,149

LHA scheme detail

Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Bristol
LHA monthly cap:
£1,845
Scheme type:
leasing
Premium:
+800% premium over LHA cap
Typical lease:
0 years lease
Management:
management covered by council

Strategy matrix

Compare 7 strategies side-by-side · best shown with ⭐
StrategyNet yieldCashflowCash needed5y ROIRiskFeasibility
BTL10.40%+£179£81,02919.5%LowFeasible
LHA10.40%+£118£81,02917.5%MedFeasible
⭐ Council lease10.40%+£318£81,02927.4%LowFeasible
BRRRR10.40%+£191£116,93314.1%MedFeasible
SA / Airbnb12.75%+£182£81,02916.9%HighFeasible
Flip0.00%-£87£251,908-11% ROIMedFeasible
HMO18.16%+£252£81,02932.5%—Feasible
HMO · Yield range15.60%–20.80%
HMO · Monthly income range£2,400–£3,200

HMO conversion upside

As-is BTL vs converted HMO
Conversion cost estimate
£31,200
Range: £24,000 – £40,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£58,432–£111,000full refurb + room split

⚠️ Capped at 60% of £185,000 asking (£111,000). Raw model: £68,460–£130,050. Verify with a surveyor before offering.

Based on 18 HMO comps within 800 m
As-is BTL
Monthly cashflow+£213
Gross yield10.40%
Cash needed£58,148
If converted to HMO
Monthly cashflow+£161
Gross yield15.57%
Cash needed£74,148
Δ vs BTL cashflow-£51

Comparables

sold within 0.5 mi
Loading nearby sold…

Location & area intelligence

No transport data available for this property.

Tax treatment

Section 24 lens
Annual gross rent£19,236
Section 24 credit£1,596
Annual tax due£4,391
Post-tax cashflow annual£1,857

Exit costs

5y hold · 2% growth
Projected sale price£204,255
Capital gain (pre-CGT)£19,255
Sale costs (~2.5%)£5,106
CGT due (Higher 40%)£0
Net 5y cashflow after CGT£15,762
Rates as of Oct 2024

Acquisition costs

All figures in £
Purchase price£185,000
Deposit (25%)£46,250
SDLT+5% additional-property surcharge£10,450
Refurb£18,854
Legal + survey£1,700
Mortgage fees£3,775
Total cash neededdeposit + costs (loan covers the rest)£81,029

Green = verified data. Amber = market typical. Red = our estimate — verify before offering.

Comparable rentals

BS5 · same beds + type
No nearby rentals matched on postcode prefix + bedrooms + property type.

Other deals nearby

BS5 · ±25% price
No other nearby investment deals matched on postcode prefix + bedrooms.

About this listing

45 days · Demo

Listed by

— agent not available

Price history

5-year price trend

Estimates only — not financial or tax advice. Always verify figures with your solicitor, mortgage broker, and tax adviser before making an offer.

Data sources
  • Rightmove
  • Zoopla
  • HM Land Registry
  • EPC register
  • Ofsted
  • Environment Agency
  • police.uk
TermsPrivacy
BS5 · 4-bed home
Cashflow
+£179
Cash needed
£81K
Net yield
2.66%
IRR
0.06%
Listed 45d ago

Avonvale Rd, Easton, Bristol, BS5 9RY

house · 4 bed · 2 bath · 1,180 sqft
£185,000
est £1,603 · 10.40% gross
EPC C
BMV
1 / 3
100/100
Strong

Real 18.16% — fundamentals work.

Stress ICR PASS at 6.5% rate stress
10.40% gross yield — above-market
18.2% HMO gross yield — conversion play
Price
£185K
vs comparable
Gross yield (best)
18.16%
HMO
Bedrooms
4
2 bath
EPC
C
Energy rating

What we verified

12 total
6006
Legal & planning4▾
Article 4HMO restriction lookupClear
HMO licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeUnknown
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
EPCEnergy efficiency ratingC
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Area3▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily / HMO
HMO feasibilityMin 3 beds for C4 routeFeasible

Run the numbers

Each tab prefills

What-if calculator

Edit any input — outputs recalc liveRates as of 25 May 2026
Buy-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: £1,450–£1,820/mo · n=14
Refurb (£)
Legal + survey (£)
Mortgage fees (£)
LTV75%
0% (cash)95%
Mortgage rate5y BTL fix5.8%
3.0%9.0%
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
Management10%
0%20%
Void weeks
Insurance (£/mo)
Maintenance (£/mo)
Leasehold costs
Result · BTL
Monthly cashflow
+£179
after mortgage, operating costs & tax
Income
Monthly rent+£1,603
After 2wk voids: £1541/mo
Outgoings
Mortgage-£665
Operating costs-£356
show breakdown ▾
Management (10% of rent)-£160
CapEx reserve (5% of rent)-£80
Council Tax × voids (2w/yr)-£8
Insurance-£20
Maintenance-£67
Tax (HMRC)-£341/mo (£4,095/yr)
Returns
Gross yield10.40%
Net yield on cash2.66%
Gross margin£1,186
Cash needed£81,029
Cashflow payback37y 8m
Data confidence
Lender stress test
ICR @ stress2.05
ICR PASS · stress 6.5% (target 1.45)
Rent: Rightmove + Zoopla comps14 comps within 500 mConfidence: HIGH

LHA scheme detail

Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Bristol
LHA monthly cap:
£1,845
Scheme type:
leasing
Premium:
+800% premium over LHA cap
Typical lease:
0 years lease
Management:
management covered by council

HMO upside

Tap to expand
HMO conversion upside+7.8 pp▾
Required
Rooms (3+)4 bd
If converted
Gross / mo£2,800
Net HMO yield18.16%

Comparables

sold within 0.5 mi
Loading nearby sold…

Location & transport

PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.

Tax & exit

Higher rate
Tax bandHigher 40%
Section 24 credit£1,596
Annual rental tax£4,095
CGT yr 5 (24%)£0
5y net total£15,762

Acquisition costs

£81K
25% deposit£46,250
SDLT£10,450
Refurb£18,854
Legal + survey£1,700
Mortgage + broker£3,775
Cash needed£81,029

Green = verified data. Amber = market typical. Red = our estimate — verify before offering.

Your notes

Auto-saves
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice