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Deals · BS5 · Avonvale Rd, Easton, Bristol, BS5 9RYBeds8Price£450KEst rent£2,400/mo
This is an example property. It’s a realistic, made-up deal we use to show what Dwelfy surfaces on a real listing — comparables, sold history, trust signals and a full investment breakdown. It is not a live listing and isn’t for sale.
BMV -12%
⊞ View all 3
8 BED HOUSEListed 45d ago

BMV with refurb upside

Avonvale Rd, Easton, Bristol, BS5 9RY · 2,600 sqft · £173/sqft
Currently HMOEPC CArticle 4 clear
£450,000
est. £2,400 / mo · 6.40% grossRange £2,150–£2,650/mo (Q1–Q3)
88/ 100
how this is calculated →
Strong

17.49% HMO gross yield — market rent unverified, verify rent + comps locally.

Why it works
  • Cashflow +£743/mo from completion — the no.1 reason to invest
  • 17.5% HMO gross yield — conversion play
  • BMV -12% vs 12 nearby sold (last 12 mo) — instant equity
  • 6.6% 5y IRR — strong total return on capital
Why to be cautious

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

    Price
    £450K
    -12% vs 12 sold (0.5 mi)
    Gross yield (best)
    17.49%
    HMO
    Cash needed
    £165K
    deposit + costs
    Cashflow
    +£743
    net of mgmt + voids
    5y ROI
    43.1%
    after tax
    IRR
    6.6%
    cash + capital
    Rent Range
    £2,150–£2,650
    Q1–Q3 of comps
    ROI not yet calculated

    What we verified

    12 total · click to expand
    70057 ok · 0 caution · 0 fail · 5 unknown
    Legal & planning
    LeaseholdFreehold
    Tenure & planningFreehold

    Legal & planning

    1 checks
    • TenureFreehold
    Article 4Clear
    Article 4HMO conversion gatePlanning data
    HMO restriction
    C3 to C4 conversion
    Clear
    Confidence
    high
    Source
    Seeded postcode-prefix lookup
    Rates as of May 2026
    Building condition
    EPCC
    EPC& 2030 deadlineEPC register
    ▼
    ABCDEFG
    Current rating
    Address-matched (ground truth)
    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 · 8 bed
    Primary profile
    Family let
    Secondary profile
    HMO / sharers
    Nearest university
    for student-let assessment
    University of Bristol · 2.4 km
    Reason
    8-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
    8-bed · 3-bath · 2600 sqft
    £61k–£117k
    £ per sqft
    building cost only
    £23–£45
    Per-item breakdown (4 lines)
    • Kitchen · Full unit replacement£3,840–£8,640
    • 3 × bathroom · Full strip + retile£9,975–£19,950
    • Paint + decor£18,200–£33,800
    • Flooring · Carpet on bedrooms + LVT/laminate downstairs£28,600–£54,600
    Guide rates · UK May 2026
    Tier-based bands — get a builder quote before exchanging.
    HMO licensingAlready licensed
    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 →
    Listing historymotivated-seller signalsThis listing
    Price reductions
    1 reduction since first listed
    -5.3%
    16 May 2026£475,000 → £450,000-5.3%
    Reductions tracked from the listing — motivated-seller signal.
    Sale price historythis address, HM Land RegistryPrice-Paid Data
    Asking vs last sale
    £372,000 in 2019 → £450,000 asking
    +21.0%in 7y
    • 2015£285,000—
    • 2019£372,000+30.5% in 4y
    HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.

    What-if calculator

    Edit any input — outputs recalc live
    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: £2,150–£2,650/mo · n=16
    Financing
    LTV75%
    0% (cash)95%
    Mortgage rate5y BTL fix5.5%
    3.0%9.0%
    Mortgage term (years)
    Stress rate6.5%
    5.0%9.0%
    Acquisition costs
    Refurb (£)
    Legal + survey (£)
    Mortgage fees (£)
    Running costs
    Management10%
    0%20%
    Void weeks
    Insurance (£/mo)
    Maintenance (£/mo)
    Leasehold costs
    Result · BTL
    Monthly cashflow
    -£137
    after mortgage, operating costs & tax
    Income
    Monthly rent+£2,400
    After 2wk voids: £2,308/mo
    Outgoings
    Mortgage-£1,547
    Operating costs-£474
    show breakdown ▾
    Management (10% of rent)-£240
    CapEx reserve (5% of rent)-£120
    Council Tax × voids (2w/yr)-£7
    Insurance-£40
    Maintenance-£67
    Tax (HMRC)-£424/mo (£5,092/yr)
    Returns
    Gross yield6.40%
    Net yield on cash-0.99%
    Gross margin£1,834
    Cash needed£165,400
    Cashflow paybackn/a (negative cashflow)
    Data confidence
    Lender stress test
    ICR @ stress1.26
    ICR FAIL · stress 6.5% (need ≥ 1.45)
    Rent: Rightmove + Zoopla comps16 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£78,720£33,046£18,563£0£14,557£12,555£12,555
    Year 2£81,082£34,037£18,563£0£15,105£13,377£25,931
    Year 3£83,514£35,058£18,563£0£15,670£14,224£40,155
    Year 4£86,019£36,110£18,563£0£16,251£15,096£55,251
    Year 5£88,600£37,193£18,563£0£16,850£15,994£71,245
    Year 5 disposal
    Disposal gain (gross)-£10,735
    CGT£0
    Net Disposal proceeds£484,415

    Strategy matrix

    Compare 7 strategies side-by-side · best shown with ⭐
    StrategyNet yieldCashflowCash needed5y ROIRiskFeasibility
    BTL6.40%-£137£165,400-0.4%LowFeasible
    LHA4.40%-£649£165,400-17.6%MedFeasible
    Council lease0.00%-£1,654£165,400-60.2%LowFeasible
    BRRRR6.40%-£137£189,900-0.3%MedFeasible
    SA / Airbnb6.37%-£298£165,400-8.7%HighFeasible
    Flip0.00%-£107£497,1508% ROIMedFeasible
    ⭐ HMO17.49%+£743£165,40043.1%—Feasible
    HMO · Yield range15.79%–18.13%
    HMO · Monthly income range£5,920–£6,800

    HMO conversion upside

    As-is BTL vs converted HMO
    Conversion cost estimate
    £3,600
    Range: £2,400 – £6,000
    Fire safety, plumbing, partitioning, licensing.
    Rates as of Apr 2026
    £130,290–£246,955full refurb + room split
    Based on 22 HMO comps within 800 m
    As-is BTL
    Monthly cashflow-£128
    Gross yield6.40%
    Cash needed£124,398
    If converted to HMO
    Monthly cashflow-£653
    Gross yield6.40%
    Cash needed£140,398
    Δ vs BTL cashflow-£525

    Comparables

    sold within 0.5 mi
    Tight · CV 1.7%Med confidence
    Loading nearby sold…

    Location & area intelligence

    No transport data available for this property.

    Nearby schoolsOfsted-rated, nearest first5 of 5
    • May Park Primary School
      Primary · Community school · BS5 6TX
      Good
    • Millpond Primary School
      Primary · Community school · BS5 0YR
      Outstanding
    • The City Academy Bristol
      Secondary · Academy sponsor led · BS5 9JH
      Good
    • Whitehall Primary School
      Primary · Community school · BS5 9AS
      Good
    • Bristol Metropolitan Academy
      Secondary · Academy sponsor led · BS16 2HD
      Good
    Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.

    Tax treatment

    Section 24 lens
    Annual gross rent£28,800
    Section 24 credit£3,713
    Annual tax due£5,535
    Post-tax cashflow annual-£2,087

    Exit costs

    5y hold · 2% growth
    Projected sale price£496,836
    Capital gain (pre-CGT)£46,836
    Sale costs (~2.5%)£12,421
    CGT due (Higher 40%)£0
    Net 5y cashflow after CGT-£608
    Rates as of Oct 2024

    Acquisition costs

    All figures in £
    Purchase price£450,000
    Deposit (25%)£112,500
    SDLT+5% additional-property surcharge£35,000
    Refurb£8,000
    Legal + survey£2,150
    Mortgage fees£7,750
    Total cash neededdeposit + costs (loan covers the rest)£165,400

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

    Description& agent copydemo

    A turnkey, fully-licensed 8-bedroom HMO in the heart of Easton, one of Bristol's strongest house-share rental patches — walkable to the city centre, Stapleton Road station and the M32 corridor. All eight double rooms are let to working professionals on AST room contracts at £820/room all-inclusive (£6,560/mo gross). Recently refurbished throughout: new fire-doors and L2 alarm system, full EICR, three modern shared bathrooms and a large communal kitchen/diner. Sold with the cu…

    Key features
    • Fully licensed 8-person HMO (mandatory licence in place)
    • 8 double rooms — all let on AST room contracts
    • £6,560/mo gross rent · all-inclusive of bills
    • Tenants in situ — income from completion
    • New L2 fire-alarm + fire-doors · full EICR
    • Three shared bathrooms + large communal kitchen/diner
    • Article 4 clear — established HMO use, no planning risk
    • Freehold · ~2,600 sq ft

    Comparable rentals

    BS5 · same beds + type
    Median nearby: £6,320/mo+£3,920 vs our est
    • Seymour Rd, Easton, Bristol BS5 0UB8b£6,640/mo—
    • Goodhind St, Easton, Bristol BS5 0PA7b£5,810/mo—
    • Roman Rd, Easton, Bristol BS5 0BA8b£6,320/mo—
    • Banner Rd, Montpelier, Bristol BS6 5AT8b£6,960/mo—
    • Stapleton Rd, Easton, Bristol BS5 0QR6b£5,040/mo—

    Other deals nearby

    BS5 · ±25% price

    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

    Address data: HM Land Registry — Open Government Licence. Sale history: HM Land Registry Price-Paid Data.

    TermsPrivacy
    This is an example property. A realistic, made-up deal showing what Dwelfy surfaces on a real listing — not a live listing, and not for sale.
    BS5 · 8-bed home
    Cashflow
    −£137
    Cash needed
    £165K
    Net yield
    -0.99%
    IRR
    -0.81%
    Listed 45d ago

    Avonvale Rd, Easton, Bristol, BS5 9RY

    house · 8 bed · 3 bath · 2,600 sqft
    £450,000
    est £2,400 · 6.40% gross
    EPC C
    1 / 3
    88/100
    Strong

    17.49% HMO strategy — market rent unverified, verify locally.

    BMV -12% vs 12 nearby sold (last 12 mo)
    17.5% HMO gross yield — conversion play
    Price
    £450K
    vs comparable
    Gross yield (best)
    17.49%
    HMO
    Bedrooms
    8
    3 bath
    EPC
    C
    Energy rating

    What we verified

    12 total
    7005
    Legal & planning4▾
    Article 4HMO restriction lookupClear
    HMO licensingMandatory if 5+ unrelatedAlready licensed
    TenureTenure typeFreehold
    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 heuristicHMO / sharers
    HMO feasibilityMin 3 beds for C4 routeFeasible
    Description& agent copyDemo

    A turnkey, fully-licensed 8-bedroom HMO in the heart of Easton, one of Bristol's strongest house-share rental patches — walkable to the city centre, Stapleton Road station and the M32 corridor. All eight double rooms are let to working professionals on AST room contracts at £820/room all-inclusive (£6,560/mo gross). Recently refurbished throughout: new fire-doors and L2 alarm system, full EICR, three modern shared bathrooms and a large communal kitchen/diner. Sold with the cu…

    Key features
    • Fully licensed 8-person HMO (mandatory licence in place)
    • 8 double rooms — all let on AST room contracts
    • £6,560/mo gross rent · all-inclusive of bills
    • Tenants in situ — income from completion
    • New L2 fire-alarm + fire-doors · full EICR
    • Three shared bathrooms + large communal kitchen/diner
    • Article 4 clear — established HMO use, no planning risk
    • Freehold · ~2,600 sq ft

    Run the numbers

    Each tab prefills

    What-if calculator

    Edit any input — outputs recalc live
    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: £2,150–£2,650/mo · n=16
    Financing
    LTV75%
    0% (cash)95%
    Mortgage rate5y BTL fix5.5%
    3.0%9.0%
    Mortgage term (years)
    Stress rate6.5%
    5.0%9.0%
    Acquisition costs
    Refurb (£)
    Legal + survey (£)
    Mortgage fees (£)
    Running costs
    Management10%
    0%20%
    Void weeks
    Insurance (£/mo)
    Maintenance (£/mo)
    Leasehold costs
    Result · BTL
    Monthly cashflow
    -£137
    after mortgage, operating costs & tax
    Income
    Monthly rent+£2,400
    After 2wk voids: £2,308/mo
    Outgoings
    Mortgage-£1,547
    Operating costs-£474
    show breakdown ▾
    Management (10% of rent)-£240
    CapEx reserve (5% of rent)-£120
    Council Tax × voids (2w/yr)-£7
    Insurance-£40
    Maintenance-£67
    Tax (HMRC)-£424/mo (£5,092/yr)
    Returns
    Gross yield6.40%
    Net yield on cash-0.99%
    Gross margin£1,834
    Cash needed£165,400
    Cashflow paybackn/a (negative cashflow)
    Data confidence
    Lender stress test
    ICR @ stress1.26
    ICR FAIL · stress 6.5% (need ≥ 1.45)
    Rent: Rightmove + Zoopla comps16 comps within 500 mConfidence: HIGH

    HMO upside

    Tap to expand
    HMO conversion upside+11.1 pp▾
    Required
    Rooms (3+)8 bd
    If converted
    Gross / mo£6,560
    Net HMO yield17.49%

    Comparables

    sold within 0.5 mi
    Tight · CV 1.7%Med confidence
    Loading nearby sold…

    Location & transport

    PropertySchoolsUniversitiesStationsArticle 4
    Transport detail not loaded for this property.

    Tax & exit

    Higher rate
    Tax bandHigher 40%
    Section 24 credit£3,713
    Annual rental tax£5,092
    CGT yr 5 (24%)£0
    5y net total-£608

    Acquisition costs

    £165K
    25% deposit£112,500
    SDLT£35,000
    Refurb£8,000
    Legal + survey£2,150
    Mortgage + broker£7,750
    Cash needed£165,400

    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
      8-bed house for sale in Bristol BS5 — $450K | Dwelfy