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Year 5 disposal
⊞ View all 17
7/ 100
Weak
6.86% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- EPC E — must hit C by 2030 (~£6,000–£12,000)
- Floor area 441 sqft — small for the type
- Monthly profit −£620/mo — heavily negative — needs monthly capital injection
- -5.1% 5y IRR — capital outlay disproportionate to returns
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£620/mo
You top up £620/mo
Price vs market
Above comparable sales
+9% vs 12 sold
Return · IRR
-5.1%/yr
Loses money over 5 years
Cash to get in
£159K
Deposit + fees + refurb
Price £395KReturn before costs on price · Rent by the room 6.86%5-yr return on cash -19%Rent est. £1,509 (£1,235–£1,844)
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: £1,235–£1,844/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £98,750
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 (£16,215–£30,268 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £296,250 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 £200K–£400K
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£620
after mortgage, operating costs & tax
Rent in£1,509/mo gross
£1,451/mo collected · £58/mo lost to voids
Where it goes
£1,605Mortgage£466Costs
Outgoings exceed rent — you top up £620/mo
Mortgage£1,605
Costs£466
Management£151
Maintenance£100
Insurance£28
CapEx reserve£75
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£620
Returns
Return before costs on price4.58%
Cash return on cash-4.68%
Gross margin£985
Cash needed£158,945
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.90
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 | £18,108 | £5,590 | £19,256 | £0 | £0 | -£6,738 | -£6,738 |
| Year 2 | £18,651 | £5,757 | £19,256 | £0 | £0 | -£6,362 | -£13,100 |
| Year 3 | £19,211 | £5,930 | £19,256 | £0 | £0 | -£5,976 | -£19,076 |
| Year 4 | £19,787 | £6,108 | £19,256 | £0 | £0 | -£5,577 | -£24,653 |
| Year 5 | £20,381 | £6,291 | £19,256 | £0 | £0 | -£5,167 | -£29,820 |
Disposal gain (gross)-£23,061
CGT£0
Net Disposal proceeds£425,209
What we verified
What we verified
42064 ok · 2 caution · 0 fail · 6 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
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
Rates as of May 2026
Building condition
Energy ratingE
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
Address-matched (ground truth)Band E
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£6k–£12k
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 cohortBD13 5HB · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Leeds Beckett · 17 km
Reason
4-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
4-bed · 2-bath · 1170 sqft
£32k–£62k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£8,190–£15,210
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,870–£24,570
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 history178d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£240,000 in 2013 → £395,000 asking
+64.6%in 13y
- 2013£240,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Rent by the room wins — +£502/mo · £1,056/mo ahead of Council lease (after room-conversion)
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 4.58% | -£620 | £158,945 | -18.8% | Low | Feasible |
| Housing-benefit rent | 2.27% | -£1,288 | £158,945 | -45.6% | Med | Feasible |
| Council lease | 4.58% | -£554 | £158,945 | -18.5% | Low | Feasible |
| Refurb & refinance | 4.58% | -£620 | £187,343 | -15.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£232 | £456,918 | 4% | Med | Feasible |
| ⭐ Rent by the room | 4.99% * | +£502 | £150,875 | — | — | Feasible |
* Rent by the room shows net yield on cost for the audited HMO conversion deal (post-conversion, after running costs) — not gross like the other rows. Its 5-yr ROI reads “—” because the audited deal is a year-one snapshot; the HMO conversion panel below shows the cash-back / payback horizon.
Housing-benefit (LHA) scheme detailBRMA Bradford & South Dales · cap £748/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bradford & South Dales
- LHA monthly cap:
- £748
- Scheme type:
- nominee
- Premium:
- +1000% 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
Rent by the room conversion upside
-£9/mo cash flow vs Rent it out if converted to Rent by the room
7.29% Return before costs on price converted vs 4.58% as-is
£395k → 7-bed HMO @ ~£486/room: £3,253 pcm gross, ~£1,860 pcm net (5.0% net on £447k all-in incl. ~£20k works); GDV ~£248k → refinance releases ~£-110k (~£261k left in)
medium confidence
Unlocks ~£20,322/yr extra rent
4 → 7 lettable rooms · ~5.7% 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 8 habitable rooms (4 beds + 4 reception(s)) in 181 m²; convert 3 spare room(s) to bedrooms, keeping one reception as the lounge → up to 7 lettable rooms; sized to Bradford adopted standard (6.51/10.22 m²; Amenity Standards for Houses in Multiple Occupation v1.0, City of Bradford MDC; HMO licence fees 2026-2027); adds ~£1,694/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); large HMO (7+ residents) is sui generis — planning permission required; mandatory HMO licence (5+ persons, England)
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
4 → 7 bed HMO+3 singles4.99% net on cost3.99% cash-on-cashuplift 2.3% → 5.73%
💷 Refinance could release ~-£110,293
HMO licence7+ = planning required
Sized to Bradford'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.
Room mix (4 lettable rooms)
4× Double @ £565/mo
≈ £2,258/mo gross room income
As-is Rent it out
Monthly profit-£521
Return before costs on price4.58%
Cash needed£110,648
If converted to Rent by the room
Monthly profit-£530
Return before costs on price7.29%
Cash needed£126,648
Δ vs Rent it out Monthly profit-£9
+3 rooms (7 total)
Monthly profit+£479
Return before costs on price12.00%
Cash needed£156,648
Extra rent+£1,694/mo
Show conversion detail
Conversion cost estimate
£35,700
Range: £29,400 – £44,100
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£69,100–£127,100full refurb + room split
What's in this cost
- Kitchen£9,000–£18,000
- 2 × bathroom£12,000–£22,000
- Rewire£5,200–£9,100
- Replumb£3,900–£7,800
- Windows£13,000–£23,400
- Paint + decor£10,400–£18,200
- Flooring£15,600–£28,600
Based on 25 HMO comps within 3.4 km
Comparables
sold within 0.5 miWide · CV 20.3%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- InadequateParkside SchoolSecondary · Academy converter · BD13 5AD
- Not ratedCullingworth Village Primary SchoolPrimary · Academy converter · BD13 5DA
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£18,108
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£7,434
Exit costs
Projected sale price (5y · 2%/yr growth)£436,112
Capital gain (pre-CGT)£41,112
Sale costs (~2.5%)£10,903
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-£29,820
Rates as of Oct 2024
Acquisition costs
£158,945cash neededPurchase price£395,000
Deposit (25%)£98,750
Stamp duty+5% additional-property surcharge£29,500
Refurb£21,620
Legal + survey£2,150
Mortgage fees£6,925
Total cash neededdeposit + costs (loan covers the rest)£158,945
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
This period detached property offers 4 bedrooms, 4 reception rooms, 2 bathrooms, fitted dining kitchen, utility room, cloaks/WC, playroom and office. With central heating, double glazing, gardens Garden Room with separate shower room and 2 parking spaces. No Onward Chain.
Front Entrance Hall. Access to storage cellar.
Living Room (14'11 x 11'0) With double glazed bay window, living flame fitted gas fire, feature fireplace and central heating radiator.
Rear Entrance Hall. W…
Floor plans
Nearby active comparables1 rental · 5 deals
Comparable rentals
BD13 · same beds + typeMedian nearby: £1,000/mo · 1 of 1 already let-£509 vs our est
- Wellfield House, Bradford, BD13Let4b£1,000/moMay 2026
Listing metarightmove · Alan Slater Property Services
About this listing
178 days · RightmovePrice history
5-year price trend
Monthly profit
−£620
Cash needed
£159K
Return after costs
-4.68%
IRR
-5.09%
Listed 178d ago
17, LODGE STREET, CULLINGWORTH, BRADFORD, BD13 5HB
detached · 4 bed · 441 sqft (EPC)
£395,000
est £1,509 · 4.58% gross
EPC E
1 / 17
7/100
Marginal
6.86% Rent by the room strategy — market rent unverified, verify locally.
Energy rating E — Min. energy standard blocker by 2030 (~£6,000–£12,000 upgrade)
Price
£395K
9% above sold comps
Return before costs (best)
6.86%
Rent by the room
Bedrooms
4
0 bath
Energy rating
E
MEES (Minimum Energy Efficiency Standards) blocker by 2030
~£6,000–£12,000 upgrade
~£6,000–£12,000 upgrade
Deal flags1 issue
EPC E — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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: £1,235–£1,844/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £98,750
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 (£16,215–£30,268 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £296,250 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 £200K–£400K
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£620
after mortgage, operating costs & tax
Rent in£1,509/mo gross
£1,451/mo collected · £58/mo lost to voids
Where it goes
£1,605Mortgage£466Costs
Outgoings exceed rent — you top up £620/mo
Mortgage£1,605
Costs£466
Management£151
Maintenance£100
Insurance£28
CapEx reserve£75
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£620
Returns
Return before costs on price4.58%
Cash return on cash-4.68%
Gross margin£985
Cash needed£158,945
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.90
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Bradford & South Dales · cap £748/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bradford & South Dales
- LHA monthly cap:
- £748
- Scheme type:
- nominee
- Premium:
- +1000% 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 | £18,108 | £5,590 | £19,256 | £0 | £0 | -£6,738 | -£6,738 |
| Year 2 | £18,651 | £5,757 | £19,256 | £0 | £0 | -£6,362 | -£13,100 |
| Year 3 | £19,211 | £5,930 | £19,256 | £0 | £0 | -£5,976 | -£19,076 |
| Year 4 | £19,787 | £6,108 | £19,256 | £0 | £0 | -£5,577 | -£24,653 |
| Year 5 | £20,381 | £6,291 | £19,256 | £0 | £0 | -£5,167 | -£29,820 |
Rent by the room upside
What we verified
4116
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▾
EPC~£6,000–£12,000 to upgrade to CE
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 20.3%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,851
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£29,820
Acquisition costs
25% deposit£98,750
Stamp duty£29,500
Refurb£21,620
Legal + survey£2,150
Mortgage + broker£6,925
Cash needed£158,945
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 period detached property offers 4 bedrooms, 4 reception rooms, 2 bathrooms, fitted dining kitchen, utility room, cloaks/WC, playroom and office. With central heating, double glazing, gardens Garden Room with separate shower room and 2 parking spaces. No Onward Chain.
Front Entrance Hall. Access to storage cellar.
Living Room (14'11 x 11'0) With double glazed bay window, living flame fitted gas fire, feature fireplace and central heating radiator.
Rear Entrance Hall. W…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice