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Year 5 disposal
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7/ 100
Weak
5.13% return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£492/mo — significantly negative — real recurring drain
- -8.3% 5y IRR — capital outlay disproportionate to returns
- 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
−£492/mo
You top up £492/mo
Price vs market
Above comparable sales
+78% vs 12 sold
Return · IRR
-8.3%/yr
Loses money over 5 years
Cash to get in
£73K
Deposit + fees + refurb
Price £180KReturn before costs on price 5.13%5-yr return on cash -37%Rent est. £770 (£722–£821)
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 (£)
Local comp range: £722–£821/mo · n=48
Financing
DepositYour cash in — the rest is the mortgage25% · £45,000
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 (£8,970–£16,744 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £135,000 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£492
after mortgage, operating costs & tax
Rent in£770/mo gross
£740/mo collected · £30/mo lost to voids
Where it goes
£731Mortgage£502Costs
Outgoings exceed rent — you top up £492/mo
Mortgage£731
Costs£502
Management£77
Maintenance£67
Insurance£20
CapEx reserve£39
Voids + council tax£5
Service charge + ground rent£190
Ltd co. accounts£104
Tax—
Shortfall−£492
Returns
Return before costs on price5.13%
Cash return on cash-8.12%
Gross margin£239
Cash needed£72,760
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.01
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 | £9,240 | £6,019 | £8,775 | £0 | £0 | -£5,553 | -£5,553 |
| Year 2 | £9,517 | £6,199 | £8,775 | £0 | £0 | -£5,457 | -£11,010 |
| Year 3 | £9,803 | £6,385 | £8,775 | £0 | £0 | -£5,357 | -£16,368 |
| Year 4 | £10,097 | £6,577 | £8,775 | £0 | £0 | -£5,255 | -£21,622 |
| Year 5 | £10,400 | £6,774 | £8,775 | £0 | £0 | -£5,149 | -£26,772 |
Disposal gain (gross)-£10,294
CGT£0
Net Disposal proceeds£193,766
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
Verify
Lender impact
No EWS1 / floor info in description. Buildings > 11 m need EWS1 or PAS 9980 — confirm height + status with the agent before offering.
Verify with lender
A1/A2 = mortgageable · B1 = mortgageable with plan · B2 = remediation required
RICS EWS1 guidance →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 profileMixed demand
Tenant profilelikely cohortHD3 4ZW · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Leeds · 25.9 km
Reason
Mixed-demand area without a single dominant tenant cohort. Local lettings agent can clarify.
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
2-bed · 2-bath · 810 sqft
£25k–£49k
£ per sqft
building cost only
£31–£61
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£5,670–£10,530
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,910–£17,010
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history386d on marketno cuts yet
Strategy matrix
Council lease wins — -£458/mo · £34/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 5.13% | -£492 | £72,760 | -36.8% | Low | Feasible |
| Housing-benefit rent | 3.49% | -£728 | £72,760 | -56.4% | Med | Feasible |
| ⭐ Council lease | 5.13% | -£458 | £72,760 | -36.4% | Low | Feasible |
| Refurb & refinance | 5.13% | -£492 | £86,544 | -30.9% | Med | Feasible |
| Short-stay let / Airbnb | 5.26% | -£694 | £72,760 | -56.8% | High | Feasible |
| Buy, improve & sell | 0.00% | -£381 | £208,844 | 3% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Kirklees · cap £524/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Kirklees
- LHA monthly cap:
- £524
- Scheme type:
- none
- Premium:
- +900% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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
Local lettings demandby strategyLive area data
Short-stay let7% occupancy
£366/night ADR
Based on 3 short-let comps nearby
Rent by the room conversion upside
+£532/mo cash flow vs Rent it out if converted to Rent by the room
16.00% Return before costs on price converted vs 5.13% as-is
As-is Rent it out
Monthly profit-£281
Return before costs on price5.13%
Cash needed£56,898
If converted to Rent by the room
Monthly profit+£251
Return before costs on price16.00%
Cash needed£72,898
Δ vs Rent it out Monthly profit+£532
Show conversion detail
Cannot Rent by the room:Only 2 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Conversion cost estimate
£42,000
Range: £35,700 – £50,400
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£54,300–£100,300full refurb + room split
What's in this cost
- Kitchen£9,000–£18,000
- 2 × bathroom£12,000–£22,000
- Rewire£3,600–£6,300
- Replumb£2,700–£5,400
- Windows£9,000–£16,200
- Paint + decor£7,200–£12,600
- Flooring£10,800–£19,800
Comparables
sold within 0.5 miWide · CV 25.1%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodCrow Lane Primary and Foundation Stage SchoolPrimary · Foundation school · HD3 4QT
- GoodReinwood Infant and Nursery SchoolPrimary · Academy converter · HD3 4YL
- Not ratedHuddersfield New College16 plus · Further education · HD3 4GL
- Not ratedLuck Lane, A Share Primary AcademyPrimary · Academy sponsor led · HD3 4HA
- Not ratedReinwood Junior SchoolPrimary · Academy converter · HD3 4YL
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£9,240
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£5,909
Exit costs
Projected sale price (5y · 2%/yr growth)£198,735
Capital gain (pre-CGT)£18,735
Sale costs (~2.5%)£4,968
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-£26,772
Rates as of Oct 2024
Acquisition costs
£72,760cash neededPurchase price£180,000
Deposit (25%)£45,000
Stamp duty+5% additional-property surcharge£10,100
Refurb£11,960
Legal + survey£2,000
Mortgage fees£3,700
Total cash neededdeposit + costs (loan covers the rest)£72,760
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
This spacious two double bedroom duplex apartment has a light and bright interior and superb a open plan living/dining kitchen with twin sets of doors leading out into its own enclosed garden area. The communal entrance hall serves just four individual properties. It is conveniently placed for local amenities, particularly the nearby Salendine Nook Shopping Centre, and is an ideal commuting base with the M62 close at hand. The accommodation comprises an entrance hall, guest W…
Floor plans
Nearby active comparables15 rentals
Comparable rentals
HD3 · same beds + typeMedian nearby: £795/mo · 13 of 15 already let+£25 vs our est
- The Mansion House, Longwood2b£625/moMay 2026
- Britannia Road, Huddersfield, HD3Let2b£895/moMay 2026
- Portland Close, Lindley, HD3Let2b£770/moMay 2026
- New Hey Road, Marsh, Huddersfield, HD3Let2b£595/moMay 2026
- Dearne Fold, Lindley, Huddersfield, W…Let2b£795/moMay 2026
- New Hey Road, Marsh, Huddersfield, HD3Let2b£595/moMay 2026
- St. Philips Court, HuddersfieldLet2b£685/moMay 2026
- Georgia View, Ainley TopLet2b£825/moMay 2026
- Georgia View, Ainley TopLet2b£825/moMay 2026
- Halifax Road, Huddersfield, HD3Let2b£895/moMay 2026
- George Street, Milnsbridge, Huddersfi…Let2b£675/moMay 2026
- Blackthorn Drive, Huddersfield, HD3Let2b£825/moMay 2026
- Britannia Road, Huddersfield, HD3Let2b£895/moMay 2026
- St. Philips Court, Huddersfield HD3Let2b£685/moMay 2026
- Britannia Road, HUDDERSFIELD2b£950/moJun 2025
Other deals nearby
HD3 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Martin Thornton Estates Agents
About this listing
386 days · RightmovePrice history
5-year price trend
Monthly profit
−£492
Cash needed
£73K
Return after costs
-8.12%
IRR
-8.28%
Listed 386d ago
Stoney Lane, Longwood, Huddersfield
flat · 2 bed · 2 bath
£180,000
est £770 · 5.13% gross
1 / 27
7/100
Marginal
5.13% — verify the rent + comps locally.
5.13% Return before costs — around the area average for this property type.
Monthly profit −£492/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£180K
78% above sold comps
Return before costs
5.13%
est rent £770/mo48 comps within 1.5 kmRange £722–£821/mo (Q1–Q3)
Bedrooms
2
2 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 (£)
Local comp range: £722–£821/mo · n=48
Financing
DepositYour cash in — the rest is the mortgage25% · £45,000
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 (£8,970–£16,744 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £135,000 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£492
after mortgage, operating costs & tax
Rent in£770/mo gross
£740/mo collected · £30/mo lost to voids
Where it goes
£731Mortgage£502Costs
Outgoings exceed rent — you top up £492/mo
Mortgage£731
Costs£502
Management£77
Maintenance£67
Insurance£20
CapEx reserve£39
Voids + council tax£5
Service charge + ground rent£190
Ltd co. accounts£104
Tax—
Shortfall−£492
Returns
Return before costs on price5.13%
Cash return on cash-8.12%
Gross margin£239
Cash needed£72,760
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.01
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Kirklees · cap £524/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Kirklees
- LHA monthly cap:
- £524
- Scheme type:
- none
- Premium:
- +900% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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 | £9,240 | £6,019 | £8,775 | £0 | £0 | -£5,553 | -£5,553 |
| Year 2 | £9,517 | £6,199 | £8,775 | £0 | £0 | -£5,457 | -£11,010 |
| Year 3 | £9,803 | £6,385 | £8,775 | £0 | £0 | -£5,357 | -£16,368 |
| Year 4 | £10,097 | £6,577 | £8,775 | £0 | £0 | -£5,255 | -£21,622 |
| Year 5 | £10,400 | £6,774 | £8,775 | £0 | £0 | -£5,149 | -£26,772 |
Rent by the room upside
What we verified
4307
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeLeasehold
HeritageListed building / conservation areaNot stated on the listing
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
Service chargeReduces net yield£2,127.24/yr
Ground rentDoubling clauses kill mortgageability£150/yr
Area▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile▾
Tenant profileBeds + postcode heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miWide · CV 25.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,755
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£26,772
Acquisition costs
25% deposit£45,000
Stamp duty£10,100
Refurb£11,960
Legal + survey£2,000
Mortgage + broker£3,700
Cash needed£72,760
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
This spacious two double bedroom duplex apartment has a light and bright interior and superb a open plan living/dining kitchen with twin sets of doors leading out into its own enclosed garden area. The communal entrance hall serves just four individual properties. It is conveniently placed for local amenities, particularly the nearby Salendine Nook Shopping Centre, and is an ideal commuting base with the M62 close at hand. The accommodation comprises an entrance hall, guest W…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice