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Year 5 disposal
⊞ View all 14
83/ 100
Strong
Strong investment fundamentals.
Why it works
- 9.68% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- 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
+£45/mo
Barely breaks even each month
Price
£95K
No local sold comps to compare
Return · IRR
1.4%/yr
Modest annualised return
Cash to get in
£45K
Deposit + fees + refurb
Return before costs on price 9.68%5-yr return on cash 12%Rent est. £766 (£753–£779)
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: £753–£779/mo · n=21
Financing
DepositYour cash in — the rest is the mortgage25% · £23,750
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 (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £71,250 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
+£45
after mortgage, operating costs & tax
Rent in£766/mo gross
£737/mo collected · £29/mo lost to voids
Where it goes
£386Mortgage£295Costs
£45/mo left as profit · 6% of rent kept
Mortgage£386
Costs£295
Management£77
Maintenance£50
Insurance£20
CapEx reserve£38
Voids + council tax£6
Ltd co. accounts£104
Tax£11
Profit+£45
Returns
Return before costs on price9.68%
Cash return on cash1.22%
Gross margin£442
Cash needed£44,585
Monthly profit payback82y 1m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.91
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 | £9,192 | £3,537 | £4,631 | £0 | £195 | £829 | £829 |
| Year 2 | £9,468 | £3,643 | £4,631 | £0 | £227 | £967 | £1,796 |
| Year 3 | £9,752 | £3,752 | £4,631 | £0 | £260 | £1,108 | £2,904 |
| Year 4 | £10,044 | £3,865 | £4,631 | £0 | £294 | £1,254 | £4,158 |
| Year 5 | £10,346 | £3,981 | £4,631 | £0 | £329 | £1,405 | £5,563 |
Disposal gain (gross)-£11,145
CGT£0
Net Disposal proceeds£102,265
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
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
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 cohortHD7 5RG · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Leeds · 27.8 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 · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- 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 history200d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£89,000 in 2020 → £95,000 asking
+6.7%in 6y
- 2020£89,000+169.7% in 18y
- 2002£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 — +£74/mo · £28/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 | 9.68% | +£45 | £44,585 | 12.5% | Low | Feasible |
| Housing-benefit rent | 6.62% | -£177 | £44,585 | -16.3% | Med | Feasible |
| ⭐ Council lease | 9.68% | +£74 | £44,585 | 13.1% | Low | Feasible |
| Refurb & refinance | 9.68% | +£45 | £54,119 | 10.3% | Med | Feasible |
| Short-stay let / Airbnb | 10.11% | -£109 | £44,585 | -12.2% | High | Feasible |
| Buy, improve & sell | 0.00% | -£174 | £118,194 | -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
£371/night ADR
Based on 3 short-let comps nearby
Rent by the room conversion upside
+£481/mo cash flow vs Rent it out if converted to Rent by the room
30.32% Return before costs on price converted vs 9.68% as-is
🔓 +2 bedrooms potential
medium confidence2 → 4 lettable rooms
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 (2 beds + 3 reception(s)); convert 2 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms; sized to Kirklees adopted standard (6.51/10.22 m²; Kirklees Council Amenity Standards for HMOs (2007)); loft conversion may add 1-2 further rooms (subject to head height/planning — not counted)
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
2 → 4 bed HMO+2 singles
Sized to Kirklees's adopted HMO standards
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.
As-is Rent it out
Monthly profit+£39
Return before costs on price9.68%
Cash needed£35,648
If converted to Rent by the room
Monthly profit+£520
Return before costs on price30.32%
Cash needed£51,648
Δ vs Rent it out Monthly profit+£481
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
£30,830–£57,000full refurb + room split
⚠️ Capped at 60% of £95,000 asking (£57,000). Raw model: £48,300–£89,300. Verify with a surveyor before offering.
What's in this cost
- Kitchen£5,745–£11,489
- 1 × bathroom£3,830–£7,021
- Rewire£2,298–£4,021
- Replumb£1,723–£3,447
- Windows£5,745–£10,340
- Paint + decor£4,596–£8,043
- Flooring£6,894–£12,638
Comparables
sold within 0.5 miLoading 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
- GoodLinthwaite Ardron CofE (Voluntary Aided) Junior and Infant SchoolPrimary · Voluntary aided school · HD7 5TA
- InadequateLinthwaite Clough Primary SchoolPrimary · Academy sponsor led · HD7 5NJ
- InadequateNields AcademyPrimary · Academy sponsor led · HD7 5HT
- Not ratedSlaithwaite Church of England Voluntary Controlled Junior and Infant SchoolPrimary · Voluntary controlled school · HD7 5UG
- Not ratedWilberlee Junior and Infant SchoolPrimary · Community school · HD7 5UX
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£9,192
Section 24 credit£0
Annual tax due£195
Post-tax Monthly profit annual£475
Exit costs
Projected sale price (5y · 2%/yr growth)£104,888
Capital gain (pre-CGT)£9,888
Sale costs (~2.5%)£2,622
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£5,563
Rates as of Oct 2024
Acquisition costs
£44,585cash neededPurchase price£95,000
Deposit (25%)£23,750
Stamp duty+5% additional-property surcharge£4,750
Refurb£11,960
Legal + survey£1,700
Mortgage fees£2,425
Total cash neededdeposit + costs (loan covers the rest)£44,585
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
PUBLIC NOTICE
Reeds Rains are now in receipt of an offer for the sum of £107,000 for 884 Manchester Road, Linthwaite, Huddersfield, HD7 5QS.
Anyone wishing to place an offer on the property should contact Reeds Rains, 169 Wakefield road, Huddersfield, HD5 9AN - Tel: prior to exchange of contracts.
Situated over four storeys, this spacious mid-terrace family home offers excellent potential. Requiring a programme of renovation, the property could become an ideal family ho…
Floor plans
Listing metarightmove · Reeds Rains
About this listing
200 days · RightmovePrice history
5-year price trend
Monthly profit
+£45
Cash needed
£45K
Return after costs
1.22%
IRR
1.43%
Listed 200d ago
Manchester Road, Linthwaite, Huddersfield, West Yorkshire, HD7
terraced · 2 bed · 1 bath
£95,000
est £766 · 9.68% gross
1 / 14
83/100
Strong
Real 9.68% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.68% Return before costs — above-market
Price
£95K
Return before costs
9.68%
est rent £766/monot enough comparablesRange £753–£779/mo (Q1–Q3)
Bedrooms
2
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: £753–£779/mo · n=21
Financing
DepositYour cash in — the rest is the mortgage25% · £23,750
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 (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £71,250 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
+£45
after mortgage, operating costs & tax
Rent in£766/mo gross
£737/mo collected · £29/mo lost to voids
Where it goes
£386Mortgage£295Costs
£45/mo left as profit · 6% of rent kept
Mortgage£386
Costs£295
Management£77
Maintenance£50
Insurance£20
CapEx reserve£38
Voids + council tax£6
Ltd co. accounts£104
Tax£11
Profit+£45
Returns
Return before costs on price9.68%
Cash return on cash1.22%
Gross margin£442
Cash needed£44,585
Monthly profit payback82y 1m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.91
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £9,192 | £3,537 | £4,631 | £0 | £195 | £829 | £829 |
| Year 2 | £9,468 | £3,643 | £4,631 | £0 | £227 | £967 | £1,796 |
| Year 3 | £9,752 | £3,752 | £4,631 | £0 | £260 | £1,108 | £2,904 |
| Year 4 | £10,044 | £3,865 | £4,631 | £0 | £294 | £1,254 | £4,158 |
| Year 5 | £10,346 | £3,981 | £4,631 | £0 | £329 | £1,405 | £5,563 |
Rent by the room upside
What we verified
3207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
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 let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£926
Annual rental tax£127
CGT yr 5£0 · company level
5y net total£5,563
Acquisition costs
25% deposit£23,750
Stamp duty£4,750
Refurb£11,960
Legal + survey£1,700
Mortgage + broker£2,425
Cash needed£44,585
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
PUBLIC NOTICE
Reeds Rains are now in receipt of an offer for the sum of £107,000 for 884 Manchester Road, Linthwaite, Huddersfield, HD7 5QS.
Anyone wishing to place an offer on the property should contact Reeds Rains, 169 Wakefield road, Huddersfield, HD5 9AN - Tel: prior to exchange of contracts.
Situated over four storeys, this spacious mid-terrace family home offers excellent potential. Requiring a programme of renovation, the property could become an ideal family ho…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice