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Year 5 disposal
BMV -3%
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38/ 100
Weak
12.32% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.58% return before costs — above-market
- 12.3% Rent by the room return before costs (net 6.46% after CapEx + bills) — conversion play
- Priced below market -3% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Monthly profit −£24/mo — mildly negative — equity build may cover
- -0.0% 5y IRR — capital outlay disproportionate to returns
- No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.
- 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
−£24/mo
You top up £24/mo
Price vs market
Below market value
-3% vs 12 sold · interior unseen
Return · IRR
-0.0%/yr
Loses money over 5 years
Cash left in
£66K
Stays in after refinancing at value
Price £160KCash to buy £71KReturn before costs on price · Rent by the room 12.32%5-yr return on cash 4%Rent est. £1,011 (£950–£1,076)
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: £950–£1,076/mo · n=69
Financing
DepositYour cash in — the rest is the mortgage25% · £40,000
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 (£12,593–£23,506 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £120,000 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£24
after mortgage, operating costs & tax
Rent in£1,011/mo gross
£972/mo collected · £39/mo lost to voids
Where it goes
£650Mortgage£346Costs
Outgoings exceed rent — you top up £24/mo
Mortgage£650
Costs£346
Management£101
Maintenance£50
Insurance£20
CapEx reserve£51
Voids + council tax£5
Ltd co. accounts£104
Selective licensing£15
Tax—
Shortfall−£24
Returns
Return before costs on price7.58%
Cash return on cash-0.41%
Gross margin£626
Cash needed£70,590
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.50
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 | £12,132 | £4,153 | £7,800 | £0 | £34 | £145 | £145 |
| Year 2 | £12,496 | £4,278 | £7,800 | £0 | £79 | £339 | £484 |
| Year 3 | £12,871 | £4,406 | £7,800 | £0 | £126 | £539 | £1,022 |
| Year 4 | £13,257 | £4,538 | £7,800 | £0 | £175 | £744 | £1,766 |
| Year 5 | £13,655 | £4,675 | £7,800 | £0 | £224 | £956 | £2,722 |
Disposal gain (gross)-£14,953
CGT£0
Net Disposal proceeds£172,237
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Conversion approvability
Per-property planning assessment
Likely approvable64% likely
Confidence: low
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 63% (175 decisions)
- NOTE: this council assesses HMO concentration by none, not a radius percentage — the radius figures below are indicative only
- NO HMO concentration data for this council: neither a licensed register nor granted change-of-use decisions nearby. This is ABSENCE OF DATA, not absence of HMOs — verify with the council before relying on it
Rent by the room concentration nearby
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
⚠️ Selective Licensing in scope
Selective: parts of Armley, Beeston/Holbeck, Burmantofts/Richmond Hill, Gipton/Harehills, Hunslet/Riverside, Farnley/Wortley wards (~12,500 homes)
Rates as of May 2026
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
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 profileFamily let
Tenant profilelikely cohortLS13 2TN · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Leeds · 4.5 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
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
3-bed · 1-bath · 990 sqft
£25k–£49k
£ per sqft
building cost only
£25–£49
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,930–£12,870
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,890–£20,790
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Check council
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 →Price & sale history226d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£103,000 in 2017 → £160,000 asking
+55.3%in 9y
- 2017£103,000+5.6% in 11y
- 2006£97,500—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Short-stay let / Airbnb wins — +£270/mo · £254/mo ahead of Council lease
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 7.58% | -£24 | £70,590 | 3.9% | Low | Feasible |
| Housing-benefit rent | 6.36% | -£208 | £70,590 | -9.5% | Med | Feasible |
| Council lease | 7.58% | +£16 | £70,590 | 4.2% | Low | Feasible |
| Refurb & refinance | 7.58% | -£9 | £85,306 | 4.1% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 15.46% | +£270 | £70,590 | 27.3% | High | Feasible |
| Buy, improve & sell | 0.00% | -£174 | £193,906 | 0% | Med | Feasible |
| Rent by the room | 12.32% | -£742 | £96,590 | -38.0% | — | Feasible |
Short-let (SA) context372 active short-lets nearby
Short-let market context
- 372 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Leeds · cap £848/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Leeds
- LHA monthly cap:
- £848
- Scheme type:
- nominee
- Premium:
- +800% 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 let40% occupancy
£168/night ADR
Based on 78 short-let comps nearby
Rent by the room conversion upside
+£322/mo cash flow vs Rent it out if converted to Rent by the room
18.00% Return before costs on price converted vs 7.58% as-is
🔓 +1 bedroom potential
medium confidenceUnlocks ~£6,572/yr extra rent
3 → 4 lettable rooms · ~7.8% gross at max
Potential, not guaranteed (subject to planning + regs). Estimate from the floorplan (kitchen size assumed) — verify room sizes against the floorplan before offering.
How we calculated this
floorplan shows 5 habitable rooms (3 beds + 2 reception(s)) in 86 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms; sized to Leeds adopted standard (6.51/10.22 m²; Leeds CC Conditions for licensed HMOs (current webpage)); adds ~£548/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); Article 4 — planning permission needed
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
3 → 4 bed HMOuplift 5.35% → 7.82%
Projections use documented assumptions (local room rates, typical conversion costs, 75% LTV at 5.5%, indicative regional valuation yields) and each council’s published HMO standards. Not financial advice. Verify room sizes, licensing and planning with the council and a surveyor before purchase.
Room mix (3 lettable rooms)
1× Double @ £547/mo1× Single @ £477/mo1× En-suite @ £619/mo
≈ £1,643/mo gross room income
As-is Rent it out
Monthly profit-£7
Return before costs on price7.58%
Cash needed£51,898
If converted to Rent by the room
Monthly profit+£314
Return before costs on price18.00%
Cash needed£67,898
Δ vs Rent it out Monthly profit+£322
+1 room (4 total)
Monthly profit+£191
Return before costs on price16.43%
Cash needed£77,898
Extra rent+£548/mo
Show conversion detail
Conversion cost estimate
£50,400
Range: £44,100 – £58,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 64% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 63% (175 decisions)
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
£52,066–£96,000full refurb + room split
⚠️ Capped at 60% of £160,000 asking (£96,000). Raw model: £55,700–£102,700. Verify with a surveyor before offering.
What's in this cost
- Kitchen£8,413–£16,826
- 1 × bathroom£5,609–£10,282
- Rewire£4,113–£7,198
- Replumb£3,085–£6,169
- Windows£10,282–£18,508
- Paint + decor£8,226–£14,395
- Flooring£12,339–£22,621
Based on 3393 HMO comps within 2.4 km
Comparables
sold within 0.5 miWide · CV 19.8%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Leeds HMO Article 4 — A4D01 (official council polygon)
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodChrist The King Catholic Primary School, A Voluntary AcademyPrimary · Academy sponsor led · LS13 2DX
- GoodHollybush PrimaryPrimary · Community school · LS13 2JJ
- GoodWhitecote Primary SchoolPrimary · Community school · LS13 2LQ
- Not ratedRaynville AcademyPrimary · Academy converter · LS13 2TQ
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£12,132
Section 24 credit£0
Annual tax due£34
Post-tax Monthly profit annual-£322
Exit costs
Projected sale price (5y · 2%/yr growth)£176,653
Capital gain (pre-CGT)£16,653
Sale costs (~2.5%)£4,416
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£2,722
Rates as of Oct 2024
Acquisition costs
£70,590cash neededPurchase price£160,000
Deposit (25%)£40,000
Stamp duty+5% additional-property surcharge£8,700
Refurb£16,790
Legal + survey£1,700
Mortgage fees£3,400
Total cash neededdeposit + costs (loan covers the rest)£70,590
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
SUMMARY This mid-terraced home on Snowden Way offers three bedrooms, spacious living areas, a handy utility room, and both front and rear gardens, plus the bonus of a gated driveway. A solid property with great potential to make your own.
DESCRIPTION This mid-terraced property on Snowden Way offers spacious living areas and a practical layout, making it a great option for families or buyers looking to add their own touch. The home features three good-sized bedrooms, a useful…
Floor plans
Listing metarightmove · William H. Brown
About this listing
226 days · RightmovePrice history
5-year price trend
Monthly profit
−£24
Cash needed
£71K
Return after costs
-0.41%
IRR
-0.01%
Listed 226d ago
33, SNOWDEN WAY, LEEDS, LS13 2TN
✓ Verified address
terraced · 3 bed · 1 bath
£160,000
est £1,011 · 7.58% gross
Priced below market
1 / 15
38/100
Marginal
12.32% Rent by the room strategy — market rent unverified, verify locally.
Priced below market -3% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.58% Return before costs — above-market
12.3% Rent by the room Return before costs — conversion play
Price
£160K
3% below sold comps
Return before costs (best)
12.32%
Rent by the room
Bedrooms
3
1 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: £950–£1,076/mo · n=69
Financing
DepositYour cash in — the rest is the mortgage25% · £40,000
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 (£12,593–£23,506 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £120,000 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£24
after mortgage, operating costs & tax
Rent in£1,011/mo gross
£972/mo collected · £39/mo lost to voids
Where it goes
£650Mortgage£346Costs
Outgoings exceed rent — you top up £24/mo
Mortgage£650
Costs£346
Management£101
Maintenance£50
Insurance£20
CapEx reserve£51
Voids + council tax£5
Ltd co. accounts£104
Selective licensing£15
Tax—
Shortfall−£24
Returns
Return before costs on price7.58%
Cash return on cash-0.41%
Gross margin£626
Cash needed£70,590
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.50
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context372 active short-lets nearby
Short-let market context
- 372 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Leeds · cap £848/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Leeds
- LHA monthly cap:
- £848
- Scheme type:
- nominee
- Premium:
- +800% 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 | £12,132 | £4,153 | £7,800 | £0 | £34 | £145 | £145 |
| Year 2 | £12,496 | £4,278 | £7,800 | £0 | £79 | £339 | £484 |
| Year 3 | £12,871 | £4,406 | £7,800 | £0 | £126 | £539 | £1,022 |
| Year 4 | £13,257 | £4,538 | £7,800 | £0 | £175 | £744 | £1,766 |
| Year 5 | £13,655 | £4,675 | £7,800 | £0 | £224 | £956 | £2,722 |
Rent by the room upside
What we verified
5007
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
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
Area▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 19.8%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,560
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£2,722
Acquisition costs
25% deposit£40,000
Stamp duty£8,700
Refurb£16,790
Legal + survey£1,700
Mortgage + broker£3,400
Cash needed£70,590
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
SUMMARY This mid-terraced home on Snowden Way offers three bedrooms, spacious living areas, a handy utility room, and both front and rear gardens, plus the bonus of a gated driveway. A solid property with great potential to make your own.
DESCRIPTION This mid-terraced property on Snowden Way offers spacious living areas and a practical layout, making it a great option for families or buyers looking to add their own touch. The home features three good-sized bedrooms, a useful…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice