Sold STC Flat

1

PICCADILLY LOFTS, PICCADILLY, YORK, YORK YO1 9NX

2 beds 980 sq ft Listed 14 Sep 2022 (-1368d)

£425,000

Reduced on 15 Jun 2022

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# 2 bedroom apartment for sale (YO1 9NX)

## Property Details

| Key | Value |
|-----|-------|
| Address | 1, PICCADILLY LOFTS, PICCADILLY, YORK, YORK YO1 9NX |
| Price | £425,000 |
| Bedrooms | 2 |
| Floor area | 91 m² |
| Last sold | £415,000 Oct 2022 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 17/06/2025 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £515/year

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8105-4983-8639-3597-9653)

## Description

Individual designed this fantastic two-bedroom two bathroom apartment has a truly unique feel with high quality finishes throughout including a handmade kitchen by Richard James Handmade, Siemens appliances, wine fridge, all sanitary ware by Kohler, oak flooring, solar thermal panels, underfloor bathroom heating and secure basement car parking for 2 cars

Upon entering the apartment through a spacious hall, you will find all the property has to offer, revealing a beautifully bright open plan living space complete with magnificent views towards Clifford's Tower over the River Foss.

The master bedroom features built-in wardrobes and dressing table area with door through to a luxurious en suite bathroom

The second bedroom is accessed from the reception hall via a staircase leading to the first floor. A charming guest bedroom with large window. A second shower room can be found on the lower level.

Within the basement of this development are two secure off street tandem parking spaces accessed via electric doors. The basement parking can also be accessed via the lift from the apartment.

Sitting in a prime city centre location, on the banks of the River Foss within the Central Historic Core, this riverside neighbourhood combines modern cool with ancient charisma. With an impressive array of restaurants and bars and high speed transport links to London, Manchester and Edinburgh, York is a popular location for business and home owners.

• Annual ground rent £250 per annum

• Ground rent review period (TBC)

• Service charge amount £1800 per annum

• Service charge review period (Every 12 months)

## Property Photos

- ![Picture No. 03](/listings/photos/127072445/311422) - Picture No. 03
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- ![Picture No. 07](/listings/photos/127072445/311429) - Picture No. 07
- ![Picture No. 08](/listings/photos/127072445/311430) - Picture No. 08
- ![Picture No. 11](/listings/photos/127072445/311431) - Picture No. 11
- ![Picture No. 12](/listings/photos/127072445/311432) - Picture No. 12
- ![Picture No. 13](/listings/photos/127072445/311433) - Picture No. 13
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- ![Picture No. 15](/listings/photos/127072445/311436) - Picture No. 15
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- ![Picture No. 17](/listings/photos/127072445/311444) - Picture No. 17
- ![Picture No. 18](/listings/photos/127072445/311447) - Picture No. 18
- ![Picture No. 19](/listings/photos/127072445/311451) - Picture No. 19

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/127072445/311454) - EPC Rating Graph

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| PICCADILLY LOFTS 1 PICCADILLY, YORK, YO1 9NX | £415,000 | 14/10/2022 | Flat |
| PICCADILLY LOFTS 1 PICCADILLY, YORK, YO1 9NX | £398,900 | 30/11/2017 | Flat |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| [Same street] RYEDALE HOUSE, 58 - 60 APARTMENT 607 PICCADILLY, YORK, YO1 9NX | £585,000 | 30/04/2025 | Flat |
| [Same street] PICCADILLY LOFTS 5 PICCADILLY, YORK, YO1 9NX | £422,500 | 14/03/2025 | Flat |
| [Same street] PICCADILLY RIVERSIDE APARTMENTS FLAT 8 PICCADILLY, YORK, YO1 9NX | £1,200,000 | 20/12/2023 | Flat |
| [Same street] RYEDALE HOUSE 58-60 APARTMENT 505 PICCADILLY, YORK, YO1 9NX | £440,000 | 25/08/2023 | Flat |
| [Same street] RYEDALE HOUSE, 58 - 60 APARTMENT 309 PICCADILLY, YORK, YO1 9NX | £415,000 | 03/08/2023 | Flat |
| [Same street] RYEDALE HOUSE 58-60 APARTMENT 209 PICCADILLY, YORK, YO1 9NX | £525,000 | 27/07/2023 | Flat |
| [Same street] RYEDALE HOUSE, 58 - 60 APARTMENT 703 PICCADILLY, YORK, YO1 9NX | £1,450,000 | 02/05/2023 | Flat |
| [Same street] PICCADILLY RIVERSIDE APARTMENTS FLAT 4 PICCADILLY, YORK, YO1 9NX | £550,000 | 28/04/2023 | Flat |
| [Same street] RYEDALE HOUSE 58-60 UNIT C PICCADILLY, YORK, YO1 9NX | £162,000 | 07/03/2023 | Other |
| [Same street] RYEDALE HOUSE 58-60 APARTMENT 302 PICCADILLY, YORK, YO1 9NX | £465,000 | 20/12/2022 | Flat |
| [Same street] RYEDALE HOUSE 58-60 APARTMENT 311 PICCADILLY, YORK, YO1 9NX | £410,000 | 18/11/2022 | Flat |
| [Same street] RYEDALE HOUSE 58-60 APARTMENT 307 PICCADILLY, YORK, YO1 9NX | £425,000 | 02/11/2022 | Flat |
| [Same street] RYEDALE HOUSE, 58 - 60 APARTMENT 601 PICCADILLY, YORK, YO1 9NX | £750,000 | 14/10/2022 | Flat |
| [Same street] RYEDALE 58-60 APARTMENT 705 PICCADILLY, YORK, YO1 9NX | £800,000 | 09/09/2022 | Flat |
| [Same street] RYEDALE HOUSE, 58 - 60 APARTMENT 403 PICCADILLY, YORK, YO1 9NX | £420,000 | 25/08/2022 | Flat |
| RYEDALE HOUSE 58-60 APARTMENT 306 PICCADILLY, YORK, YO1 9NX | £450,000 | 22/07/2022 | Flat |
| PICCADILLY RIVERSIDE APARTMENTS FLAT 8 PICCADILLY, YORK, YO1 9NX | £1,125,000 | 22/06/2022 | Flat |
| RYEDALE HOUSE 58-60 APARTMENT 108 PICCADILLY, YORK, YO1 9NX | £595,000 | 08/06/2022 | Flat |
| RYEDALE HOUSE 58-60 APARTMENT 409 PICCADILLY, YORK, YO1 9NX | £465,000 | 31/05/2022 | Flat |
| RYEDALE 58-60 APARTMENT 301 PICCADILLY, YORK, YO1 9NX | £500,000 | 27/05/2022 | Flat |
| RYEDALE HOUSE, 58 - 60 APARTMENT 107 PICCADILLY, YORK, YO1 9NX | £440,000 | 29/04/2022 | Flat |
| PICCADILLY LOFTS 5 PICCADILLY, YORK, YO1 9NX | £540,000 | 19/04/2022 | Flat |
| RYEDALE HOUSE, 58 - 60 APARTMENT 208 PICCADILLY, YORK, YO1 9NX | £550,000 | 30/03/2022 | Flat |
| RYEDALE HOUSE, 58 - 60 APARTMENT 408 PICCADILLY, YORK, YO1 9NX | £425,000 | 18/03/2022 | Flat |
| RYEDALE HOUSE 58-60 APARTMENT 212 PICCADILLY, YORK, YO1 9NX | £400,000 | 15/03/2022 | Flat |
| RYEDALE HOUSE, 58 - 60 APARTMENT 104 PICCADILLY, YORK, YO1 9NX | £385,000 | 11/03/2022 | Flat |
| RYEDALE HOUSE 58-60 APARTMENT 502 PICCADILLY, YORK, YO1 9NX | £480,000 | 11/03/2022 | Flat |
| RYEDALE HOUSE 58-60 APARTMENT 605 PICCADILLY, YORK, YO1 9NX | £460,000 | 04/03/2022 | Flat |
| RYEDALE HOUSE, 58 - 60 APARTMENT 205 PICCADILLY, YORK, YO1 9NX | £620,000 | 11/02/2022 | Flat |
| RYEDALE HOUSE, 58 - 60 APARTMENT 404 PICCADILLY, YORK, YO1 9NX | £648,000 | 13/01/2022 | Flat |
| RYEDALE HOUSE, 58 - 60 APARTMENT 211 PICCADILLY, YORK, YO1 9NX | £650,000 | 12/01/2022 | Flat |
| RYEDALE HOUSE, 58 - 60 APARTMENT 406 PICCADILLY, YORK, YO1 9NX | £450,000 | 10/12/2021 | Flat |
| RYEDALE HOUSE, 58 - 60 APARTMENT 204 PICCADILLY, YORK, YO1 9NX | £400,000 | 22/11/2021 | Flat |
| RYEDALE HOUSE 58-60 APARTMENT 707 PICCADILLY, YORK, YO1 9NX | £980,000 | 09/11/2021 | Flat |
| RYEDALE HOUSE, 58 - 60 APARTMENT 304 PICCADILLY, YORK, YO1 9NX | £650,000 | 05/11/2021 | Flat |

**Street average:** £601,300 (15 sales)
**Area average:** £560,650 (20 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £287,000 (21 Flat, YO1, 2024–2026)
- **Deviation:** +48.1%

## Rental Range

*ONS Price Index of Private Rents (York). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,060/mo
- **Realistic:** £1,178/mo
- **Optimistic:** £1,296/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for York (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £773/mo

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Rosemary Place, YO1 | £1,600/mo | 2 | 0.22 miles | OpenRent |
| 2 Bed Terraced House, Siward St, YO10 | £1,350/mo | 2 | 0.97 miles | OpenRent |

**Average rent: £1,475/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.35% (weak for cashflow)
- **Max investor price (0.8%):** £184,375
- **Target investor price (1%):** £147,500

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,475/mo).*

- **Gross yield:** 4.2%
- **Cost-to-rent:** 24×
- **Monthly cashflow:** £-371/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3.6%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Price per Square Metre

- **£/m²:** £4,670/m²

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** -30.4%
- **10y growth:** 24.2%

## House Price Index (HM Land Registry)

*Official index for York; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -1.3%
- **5y growth (index):** 5%
- **10y growth (index):** 23.6%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

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Property details

Floor area

91 m²

EPC rating

Last sold

£415,000 Oct 2022

Price per m²

£4,670/m²

Local average

£287,000 (+48.1%)

Deprivation

Decile 7 (20,849 of 33,755)

Street crime

648 incidents within 1 mile (Apr 2026)

Key features

Leasehold 244 years
Council Tax band F
Entrance Hall
Open Plan Kitchen/Dining/Living Area
Study Area
Master Bedroom ( En-Suite )
Guest Bedroom
Shower Room
Utility
Basement Storage

Additional details

Parking: Yes

Description

Piccadilly Lofts is an award-winning high quality select development of just 10 residential apartments, located within the city walls of York city centre overlooking the river Foss with views towards Cliffords Tower.

Individual designed this fantastic two-bedroom two bathroom apartment has a truly unique feel with high quality finishes throughout including a handmade kitchen by Richard James Handmade, Siemens appliances, wine fridge, all sanitary ware by Kohler, oak flooring, solar thermal panels, underfloor bathroom heating and secure basement car parking for 2 cars
Upon entering the apartment through a spacious hall, you will find all the property has to offer, revealing a beautifully bright open plan living space complete with magnificent views towards Clifford's Tower over the River Foss.

The master bedroom features built-in wardrobes and dressing table area with door through to a luxurious en suite bathroom
The second bedroom is accessed from the reception hall via a staircase leading to the first floor. A charming guest bedroom with large window. A second shower room can be found on the lower level.
Within the basement of this development are two secure off street tandem parking spaces accessed via electric doors. The basement parking can also be accessed via the lift from the apartment.

Sitting in a prime city centre location, on the banks of the River Foss within the Central Historic Core, this riverside neighbourhood combines modern cool with ancient charisma. With an impressive array of restaurants and bars and high speed transport links to London, Manchester and Edinburgh, York is a popular location for business and home owners.

• Annual ground rent £250 per annum
• Ground rent review period (TBC)
• Service charge amount £1800 per annum
• Service charge review period (Every 12 months)

Listed by

York

Carter Jonas

Reference: 127072445

EPC Rating & Upgrade Cost

This certificate expired on 17/06/2025. A new EPC may be required before the property can be marketed or let.

Current rating: C

Potential rating: C

Inspection date: 18/06/2015

Expiry date: 17/06/2025 (expired)

Current heating cost: £515/year

Potential heating cost: £508/year

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

EPC Graphs

EPC Rating Graph

Price history

4% since 2017

Event	Date	Price	% change
Sold	14/10/2022 (3 years ago)	£415,000	+4%
Sold	30/11/2017 (8 years ago)	£398,900	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
Same street RYEDALE HOUSE, 58 - 60 APARTMENT 607 PICCADILLY, YORK, YO1 9NX	£585,000	30/04/2025	Flat
Same street PICCADILLY LOFTS 5 PICCADILLY, YORK, YO1 9NX	£422,500	14/03/2025	Flat
Same street PICCADILLY RIVERSIDE APARTMENTS FLAT 8 PICCADILLY, YORK, YO1 9NX	£1,200,000	20/12/2023	Flat
Same street RYEDALE HOUSE 58-60 APARTMENT 505 PICCADILLY, YORK, YO1 9NX	£440,000	25/08/2023	Flat
Same street RYEDALE HOUSE, 58 - 60 APARTMENT 309 PICCADILLY, YORK, YO1 9NX	£415,000	03/08/2023	Flat
Same street RYEDALE HOUSE 58-60 APARTMENT 209 PICCADILLY, YORK, YO1 9NX	£525,000	27/07/2023	Flat
Same street RYEDALE HOUSE, 58 - 60 APARTMENT 703 PICCADILLY, YORK, YO1 9NX	£1,450,000	02/05/2023	Flat
Same street PICCADILLY RIVERSIDE APARTMENTS FLAT 4 PICCADILLY, YORK, YO1 9NX	£550,000	28/04/2023	Flat
Same street RYEDALE HOUSE 58-60 UNIT C PICCADILLY, YORK, YO1 9NX	£162,000	07/03/2023	Other
Same street RYEDALE HOUSE 58-60 APARTMENT 302 PICCADILLY, YORK, YO1 9NX	£465,000	20/12/2022	Flat
Same street RYEDALE HOUSE 58-60 APARTMENT 311 PICCADILLY, YORK, YO1 9NX	£410,000	18/11/2022	Flat
Same street RYEDALE HOUSE 58-60 APARTMENT 307 PICCADILLY, YORK, YO1 9NX	£425,000	02/11/2022	Flat
Same street RYEDALE HOUSE, 58 - 60 APARTMENT 601 PICCADILLY, YORK, YO1 9NX	£750,000	14/10/2022	Flat
Same street RYEDALE 58-60 APARTMENT 705 PICCADILLY, YORK, YO1 9NX	£800,000	09/09/2022	Flat
Same street RYEDALE HOUSE, 58 - 60 APARTMENT 403 PICCADILLY, YORK, YO1 9NX	£420,000	25/08/2022	Flat
RYEDALE HOUSE 58-60 APARTMENT 306 PICCADILLY, YORK, YO1 9NX	£450,000	22/07/2022	Flat
PICCADILLY RIVERSIDE APARTMENTS FLAT 8 PICCADILLY, YORK, YO1 9NX	£1,125,000	22/06/2022	Flat
RYEDALE HOUSE 58-60 APARTMENT 108 PICCADILLY, YORK, YO1 9NX	£595,000	08/06/2022	Flat
RYEDALE HOUSE 58-60 APARTMENT 409 PICCADILLY, YORK, YO1 9NX	£465,000	31/05/2022	Flat
RYEDALE 58-60 APARTMENT 301 PICCADILLY, YORK, YO1 9NX	£500,000	27/05/2022	Flat
RYEDALE HOUSE, 58 - 60 APARTMENT 107 PICCADILLY, YORK, YO1 9NX	£440,000	29/04/2022	Flat
PICCADILLY LOFTS 5 PICCADILLY, YORK, YO1 9NX	£540,000	19/04/2022	Flat
RYEDALE HOUSE, 58 - 60 APARTMENT 208 PICCADILLY, YORK, YO1 9NX	£550,000	30/03/2022	Flat
RYEDALE HOUSE, 58 - 60 APARTMENT 408 PICCADILLY, YORK, YO1 9NX	£425,000	18/03/2022	Flat
RYEDALE HOUSE 58-60 APARTMENT 212 PICCADILLY, YORK, YO1 9NX	£400,000	15/03/2022	Flat
RYEDALE HOUSE, 58 - 60 APARTMENT 104 PICCADILLY, YORK, YO1 9NX	£385,000	11/03/2022	Flat
RYEDALE HOUSE 58-60 APARTMENT 502 PICCADILLY, YORK, YO1 9NX	£480,000	11/03/2022	Flat
RYEDALE HOUSE 58-60 APARTMENT 605 PICCADILLY, YORK, YO1 9NX	£460,000	04/03/2022	Flat
RYEDALE HOUSE, 58 - 60 APARTMENT 205 PICCADILLY, YORK, YO1 9NX	£620,000	11/02/2022	Flat
RYEDALE HOUSE, 58 - 60 APARTMENT 404 PICCADILLY, YORK, YO1 9NX	£648,000	13/01/2022	Flat
RYEDALE HOUSE, 58 - 60 APARTMENT 211 PICCADILLY, YORK, YO1 9NX	£650,000	12/01/2022	Flat
RYEDALE HOUSE, 58 - 60 APARTMENT 406 PICCADILLY, YORK, YO1 9NX	£450,000	10/12/2021	Flat
RYEDALE HOUSE, 58 - 60 APARTMENT 204 PICCADILLY, YORK, YO1 9NX	£400,000	22/11/2021	Flat
RYEDALE HOUSE 58-60 APARTMENT 707 PICCADILLY, YORK, YO1 9NX	£980,000	09/11/2021	Flat
RYEDALE HOUSE, 58 - 60 APARTMENT 304 PICCADILLY, YORK, YO1 9NX	£650,000	05/11/2021	Flat

Street average: £601,300 (15 sales)

Area average: £560,650 (20 sales)

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth -30.4%

10y growth 24.2%

House Price Index (HM Land Registry — official index, not sold-price averages): York. Series: Flats and maisonettes. As of March 2026.

1y (index) -1.3%

5y (index) 5%

10y (index) 23.6%

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: AVANTIS PICCADILLY LIMITED (11117903)

Rental Range

Estimated market rent for York. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,060/mo

Realistic £1,178/mo

Optimistic £1,296/mo

Based on Local Authority from postcode lookup → York.

LHA (30th percentile) floor for York: £773/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View YO1 9NX

Address

46-50 Piccadilly

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Shop	OSSIE STUDIO	0.0 miles
Bus stop	St Denys' Road	0.0 miles
Shop	Infinity Motorcycles	0.0 miles
Bus stop	Piccadilly	0.0 miles
University	Fairfax House	0.6 miles
University	University of York Kings Manor	0.6 miles
Train station	York	0.7 miles
Hospital	The Retreat	0.8 miles
Train station	Unknown	0.9 miles
Hospital	York District Hospital	1.0 miles

Street-level crime

Category	Count
Violence and sexual offences	233
Anti-social behaviour	145
Shoplifting	102
Public order	40
Criminal damage and arson	27
Other theft	20
Bicycle theft	18
Drugs	13
Burglary	12
Robbery	9
Vehicle crime	9
Theft from the person	8
Possession of weapons	7
Other crime	5
Total incidents	648

Within 1 mile during Apr 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Fishergate Primary School	Primary	0.3 miles	Good — 4 Dec 2017
St George's Catholic Primary School - a Catholic Voluntary Academy	Primary	0.4 miles	Good — 15 Mar 2018
St Wilfrid's Catholic Primary School - a Catholic Voluntary Academy	Primary	0.5 miles	Good — 7 Feb 2023
St Lawrence's Church of England Primary School	Primary	0.6 miles	Good — 22 Jan 2024
Scarcroft Primary School	Primary	0.6 miles	Good — 5 Dec 2022

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
2 Bed Flat, Rosemary Place, YO1	£1,600/mo	2	0.22 miles	OpenRent
2 Bed Terraced House, Siward St, YO10	£1,350/mo	2	0.97 miles	OpenRent

Average rent: £1,475/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.35%

Max investor price (0.8%) £184,375

Target investor price (1%) £147,500

Gross yield 4.2%

Cost-to-rent ratio 24×

Monthly cashflow £-371/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -3.6%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).