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CHAPTER 3 OF 5 · THE NUMBERS
CHAPTER 3 · THE MODEL IN NUMBERS

One property. Every pound shown.

We follow one reference property all the way through: a refurbished two-bedroom house in .

The reference two-bedroom terraced house, red brick with a white front door REFERENCE EXAMPLE
£127,400PURCHASE PRICE
£15,288PROJECTED YEAR 1 RENT
£1,274TARGET PER MONTH
12.0%TARGET NET RENT YIELD
OCCUPANCY · THE NUMBER THAT MATTERS MOST

The figures are modelled at 70% occupancy. Myshon's sample ran at 99%.

Because income passes through, drives what reaches you. Here are Myshon's modelled levels, from about 10% up to about 19.5% at the 99% sample level, for a two-bed home.

See occupancy and investor income
OCCUPANCY AND INVESTOR INCOME · TWO-BED REFERENCE · £127,400 ILLUSTRATIVE PASS-THROUGH PERFORMANCE · SEPARATE FROM THE TARGET
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Illustrative running yield and investor income at Myshon's modelled occupancy levels, two-bed reference home
MODELLED OCCUPANCYRUNNING YIELDPER YEARPER MONTHAGAINST 12% TARGET
≈54%LOWER CASE ≈10.0% ≈£12,740 ≈£1,062 −2.0 pts
12% target 12.0% £15,288 £1,274 Target income
70%MODELLED SCENARIO 13.4% £17,026 £1,419 +1.4 pts
85%HIGHER CASE 16.6% £21,148 £1,762 +4.6 pts
99%HISTORICAL SAMPLE LEVEL* ≈19.5% ≈£24,843 ≈£2,070 +7.5 pts

Myshon's modelled occupancy points for the two-bed reference home (£127,400), after modelled costs. Yearly figure = running yield × £127,400; monthly = yearly ÷ 12; rounded to the nearest pound. ≈ marks a rounded brochure value. *Myshon Occupancy Analysis, 600-unit transitional-housing sample over 12 months, May 2025. Past occupancy does not predict future occupancy. Target returns are not guaranteed.

The cushion: the figures are modelled at 70% occupancy, about 29 points below Myshon's 99% sample, and still clear the 12% target.
WATCH THIS CHAPTER · VIDEO 05 · 1:34 Income & ownership
THE MODEL AT WORK ILLUSTRATIVE · MODELLED 70% OCCUPANCY

The income, the costs and the residual.

GROSS HOUSING INCOME AT 70%£2,174per month
−
MODELLED OPERATING COSTS£755.20per month, itemised below
=
NET RESIDUAL TO THE INVESTOR≈ £1,419per month (£1,418.80)
, per month
Management£585.48
/ maintenance£119.72
Lifecycle costs£40.00
Window cleaning£10.00
Total operating costs£755.20
≈ £17,026ANNUALISED RESIDUAL
≈ 13.4%ILLUSTRATIVE RUNNING YIELD
≈ £145POTENTIAL SURPLUS / MONTH
≈ £1,738POTENTIAL SURPLUS / YEAR
At 70% occupancy, the illustrative exceeds the 12% target income.
TARGET£1,274
MODELLED RESIDUAL£1,418.80

Modelled occupancy scenario. £2,174.00 − £755.20 = £1,418.80 a month; × 12 = £17,025.60; ÷ £127,400 = 13.36%. Rounded to the nearest pound and 0.1%. Reference example only, not live availability.

TRY THE NUMBERS YOURSELF
Income calculatorSet price, yield and CPI; watch 25 years build. Occupancy and investor incomeRunning yield at each modelled occupancy level. Income over timeTarget income indexed at CPI + 1% for 25 years.
NEXT IN CHAPTER 3Model your own target income
NEXT STEP

Own the property. Understand the income.

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