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Year 5 disposal
⊞ View all 6
30/ 100
Weak
12.28% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 12.28% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC C — MEES compliant
Why to be cautious
- Lease 59 yrs — mortgageability risk
- Floor area 463 sqft — small for the type
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£82/mo
Barely breaks even each month
Price vs market
Above comparable sales
+11% vs 12 sold
Return · IRR
2.8%/yr
Modest annualised return
Cash to get in
£33K
Deposit + fees + refurb
Price £90KReturn before costs on price 12.28%5-yr return on cash 25%Rent est. £921 (£839–£1,011)
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: £839–£1,011/mo · n=91
Financing
DepositYour cash in — the rest is the mortgage25% · £22,500
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 (£1,125–£2,100 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £67,500 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
+£82
after mortgage, operating costs & tax
Rent in£921/mo gross
£886/mo collected · £35/mo lost to voids
Where it goes
£366Mortgage£419Costs
£82/mo left as profit · 9% of rent kept
Mortgage£366
Costs£419
Management£92
Maintenance£67
Insurance£20
CapEx reserve£46
Voids + council tax£5
Service charge + ground rent£84
Ltd co. accounts£104
Tax£19
Profit+£82
Returns
Return before costs on price12.28%
Cash return on cash3.00%
Gross margin£467
Cash needed£32,850
Monthly profit payback33y 5m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.42
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £11,052 | £5,024 | £4,388 | £0 | £312 | £1,329 | £1,329 |
| Year 2 | £11,384 | £5,175 | £4,388 | £0 | £346 | £1,476 | £2,804 |
| Year 3 | £11,725 | £5,330 | £4,388 | £0 | £381 | £1,627 | £4,431 |
| Year 4 | £12,077 | £5,490 | £4,388 | £0 | £418 | £1,782 | £6,213 |
| Year 5 | £12,439 | £5,654 | £4,388 | £0 | £455 | £1,942 | £8,155 |
Disposal gain (gross)-£1,117
CGT£0
Net Disposal proceeds£96,883
What we verified
What we verified
31253 ok · 1 caution · 2 fail · 5 unknown
Legal & planning
Leasehold59 yr
Leaseholdmaterial factsListing extract
Ground rent
Doubling = lender risk
£25/yr
Extracted from listing description · verify with solicitor
Tenure & planning59 yr
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingC
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 →Cladding safety certificateNot stated on the listing
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
OK
Floor
EWS1 typically required above 18m
Floor 0
Lender impact
Ground floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
Mortgageable
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 cohortWF1 3SZ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Leeds · 13.2 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 · 1-bath · 538 sqft
£17k–£34k
£ per sqft
building cost only
£31–£62
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£3,766–£6,994
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£5,918–£11,298
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history261d on market2 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£75,500 in 2025 → £90,000 asking
+19.2%in 1y
- 2025£75,500+11.9% in 21y
- 2004£67,500+104.5% in 3y
- 2001£33,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Council lease wins — +£190/mo · £108/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 | 12.28% | +£82 | £32,850 | 24.8% | Low | Feasible |
| Housing-benefit rent | 7.91% | -£205 | £32,850 | -26.8% | Med | Feasible |
| ⭐ Council lease | 12.28% | +£190 | £32,850 | 40.1% | Low | Feasible |
| Refurb & refinance | 12.28% | +£82 | £37,950 | 21.5% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£275 | £98,600 | 7% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Wakefield · cap £593/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Wakefield
- LHA monthly cap:
- £593
- Scheme type:
- PSL
- Premium:
- +900% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
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
Rent by the room conversion upside
+£379/mo cash flow vs Rent it out if converted to Rent by the room
32.00% Return before costs on price converted vs 12.28% as-is
As-is Rent it out
Monthly profit+£156
Return before costs on price12.28%
Cash needed£34,398
If converted to Rent by the room
Monthly profit+£536
Return before costs on price32.00%
Cash needed£50,398
Δ vs Rent it out Monthly profit+£379
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
£46,200
Range: £39,900 – £54,600
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£28,978–£54,000full refurb + room split
⚠️ Capped at 60% of £90,000 asking (£54,000). Raw model: £34,906–£65,046. Verify with a surveyor before offering.
What's in this cost
- Kitchen£7,472–£14,943
- 1 × bathroom£4,981–£9,132
- Rewire£1,787–£3,126
- Replumb£1,340–£2,680
- Windows£4,466–£8,039
- Paint + decor£3,573–£6,253
- Flooring£5,360–£9,826
Comparables
sold within 0.5 miWide · CV 41.7%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodRooks Nest AcademyPrimary · Academy converter · WF1 3DX
- Not ratedQueen Elizabeth Grammar SchoolNot applicable · Other independent school · WF1 3QX
- Not ratedSt Austin's Catholic Primary SchoolPrimary · Academy converter · WF1 3PF
- Not ratedWakefield Pinders Primary (JIN) SchoolPrimary · Community school · WF1 3SQ
- Not ratedWakefield St Johns Church of England Voluntary Aided Junior and Infant SchoolPrimary · Voluntary aided school · WF1 3JP
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£11,052
Section 24 credit£0
Annual tax due£312
Post-tax Monthly profit annual£904
Exit costs
Projected sale price (5y · 2%/yr growth)£99,367
Capital gain (pre-CGT)£9,367
Sale costs (~2.5%)£2,484
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£8,155
Rates as of Oct 2024
Acquisition costs
£32,850cash neededPurchase price£90,000
Deposit (25%)£22,500
Stamp duty+5% additional-property surcharge£4,500
Refurb£1,500
Legal + survey£2,000
Mortgage fees£2,350
Total cash neededdeposit + costs (loan covers the rest)£32,850
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A WELL PRESENTED two bedroom ground floor OVER 55s apartment with MODERN kitchen and bathroom. VIEWING ESSENTIAL. EPC rating C75.
Proudly introduced to the market is this well presented two bedroom ground floor apartment, offering spacious and modern accommodation throughout, specifically for the over 55s.
The property briefly comprises a private entrance via a composite door leading into the entrance hallway. There are two bedrooms, with the principal bedroom being a gener…
Floor plans
Nearby active comparables20 rentals · 5 deals
Comparable rentals
WF1 · same beds + typeMedian nearby: £875/mo · 18 of 20 already let-£46 vs our est
- Oak Tree Court, West Yorkshire WF1Let2b£750/moMay 2026
- Brook House, WakefieldLet2b£850/moMay 2026
- St. Christophers Walk, Bishopsgate, W…Let2b£850/moMay 2026
- Apartment 19, Burrell StreetLet2b£1,050/moMay 2026
- Oak Tree Court, Wakefield, West Yorks…Let2b£750/moMay 2026
- St. Johns Mews, Wakefield, WF1Let2b£850/moMay 2026
- The Old Police Station West, Wakefiel…Let2b£1,200/moMay 2026
- St. Johns Square, WakefieldLet2b£1,100/moMay 2026
- Ings Road, Wakefield, West Yorkshire,…Let2b£775/moMay 2026
- Royal Troon Drive, Wakefield, WF1 4JJLet2b£875/moMay 2026
- 12 The Old Chapel, Grove Road, Wakefi…Let2b£700/moMay 2026
- Burgage Square, Wakefield, West Yorks…Let2b£925/moMay 2026
- The Old Police Station West, Wakefiel…Let2b£1,095/moMay 2026
- Northgate, Wakefield, West Yorkshire,…Let2b£725/moMay 2026
- Chadwick Court, Woodlands Village, Wa…Let2b£950/moMay 2026
- The Old Police Station East, Wood Str…Let2b£1,195/moMay 2026
- Temple Court, Wakefield, West Yorkshi…2b£900/moMay 2026
- The Springs, Wakefield, West Yorkshir…Let2b£775/moMay 2026
- Ings Road, Wakefield, West Yorkshire,…2b£875/moMay 2026
- The Old Police Station West, Wood Str…Let2b£1,200/moMay 2026
Listing metarightmove · Richard Kendall
About this listing
261 days · RightmovePrice history
5-year price trend
Monthly profit
+£82
Cash needed
£33K
Return after costs
3.00%
IRR
2.83%
Listed 261d ago
11, ELIZABETH GARDENS, WAKEFIELD, WF1 3SZ
✓ Verified address
flat · 2 bed · 1 bath · 463 sqft (EPC)
Agent listing: 538 sqft (+16%)
£90,000
est £921 · 12.28% gross
Leasehold 59yrEPC C
1 / 6
30/100
Marginal
12.28% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
12.28% Return before costs — above-market
Lease 59 yrs — mortgage risk
Price
£90K
11% above sold comps
Return before costs
12.28%
est rent £921/mo91 comps within 1.5 kmRange £839–£1,011/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
C
Energy rating
Deal flags1 issue
Short lease — 59 yrs
Most lenders refuse below 60 yrs; extension cost likely £20k+
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: £839–£1,011/mo · n=91
Financing
DepositYour cash in — the rest is the mortgage25% · £22,500
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 (£1,125–£2,100 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £67,500 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
+£82
after mortgage, operating costs & tax
Rent in£921/mo gross
£886/mo collected · £35/mo lost to voids
Where it goes
£366Mortgage£419Costs
£82/mo left as profit · 9% of rent kept
Mortgage£366
Costs£419
Management£92
Maintenance£67
Insurance£20
CapEx reserve£46
Voids + council tax£5
Service charge + ground rent£84
Ltd co. accounts£104
Tax£19
Profit+£82
Returns
Return before costs on price12.28%
Cash return on cash3.00%
Gross margin£467
Cash needed£32,850
Monthly profit payback33y 5m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.42
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Wakefield · cap £593/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Wakefield
- LHA monthly cap:
- £593
- Scheme type:
- PSL
- Premium:
- +900% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
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 | £11,052 | £5,024 | £4,388 | £0 | £312 | £1,329 | £1,329 |
| Year 2 | £11,384 | £5,175 | £4,388 | £0 | £346 | £1,476 | £2,804 |
| Year 3 | £11,725 | £5,330 | £4,388 | £0 | £381 | £1,627 | £4,431 |
| Year 4 | £12,077 | £5,490 | £4,388 | £0 | £418 | £1,782 | £6,213 |
| Year 5 | £12,439 | £5,654 | £4,388 | £0 | £455 | £1,942 | £8,155 |
Rent by the room upside
What we verified
5216
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining59 yr
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCEnergy efficiency ratingC
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Service chargeReduces net yield£988.16/yr
Ground rentDoubling clauses kill mortgageability£25/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 41.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£878
Annual rental tax£231
CGT yr 5£0 · company level
5y net total£8,155
Acquisition costs
25% deposit£22,500
Stamp duty£4,500
Refurb£1,500
Legal + survey£2,000
Mortgage + broker£2,350
Cash needed£32,850
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
A WELL PRESENTED two bedroom ground floor OVER 55s apartment with MODERN kitchen and bathroom. VIEWING ESSENTIAL. EPC rating C75.
Proudly introduced to the market is this well presented two bedroom ground floor apartment, offering spacious and modern accommodation throughout, specifically for the over 55s.
The property briefly comprises a private entrance via a composite door leading into the entrance hallway. There are two bedrooms, with the principal bedroom being a gener…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice