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Year 5 disposal
78/ 100
Solid
11.94% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 9.41% return before costs — above-market
- 11.9% Rent by the room return before costs (net 6.12% after CapEx + bills) — conversion play
- 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
+£92/mo
Barely breaks even each month
Price
£140K
No local sold comps to compare
Return · IRR
1.9%/yr
Modest annualised return
Cash to get in
£85K
Deposit + fees + refurb
Return before costs on price · Rent by the room 11.94%5-yr return on cash 11%Rent est. £1,098 (£1,097–£1,099)
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
Buy-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: £1,097–£1,099/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £35,000
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£28,691–£53,556 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £105,000 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
+£92
after mortgage, operating costs & tax
Rent in£1,098/mo gross
£1,056/mo collected · £42/mo lost to voids
Where it goes
£547Mortgage£395Costs
£92/mo left as profit · 9% of rent kept
Mortgage£547
Costs£395
Management£110
Maintenance£100
Insurance£20
CapEx reserve£55
Voids + council tax£7
Ltd co. accounts£104
Tax£22
Profit+£92
Returns
Return before costs on price9.41%
Cash return on cash1.29%
Gross margin£660
Cash needed£85,354
Monthly profit payback77y 5m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.86
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 | £13,176 | £4,744 | £6,563 | £0 | £355 | £1,514 | £1,514 |
| Year 2 | £13,571 | £4,887 | £6,563 | £0 | £403 | £1,719 | £3,233 |
| Year 3 | £13,978 | £5,033 | £6,563 | £0 | £453 | £1,930 | £5,163 |
| Year 4 | £14,398 | £5,184 | £6,563 | £0 | £504 | £2,147 | £7,310 |
| Year 5 | £14,830 | £5,340 | £6,563 | £0 | £556 | £2,371 | £9,681 |
Disposal gain (gross)-£36,547
CGT£0
Net Disposal proceeds£150,707
What we verified
What we verified
40074 ok · 0 caution · 0 fail · 7 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
Area
Flood riskNo location
Crime riskNo location
SchoolsNo postcode
Investor
Tenant profileUnknown
Refurb costEstimate ready
Refurb cost& works budgetQ1 2026 rates
New kitchen + bathroom + light replumb + decor.
Total estimate
3-bed · 2-bath · 1022 sqft
£29k–£57k
£ per sqft
building cost only
£28–£55
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£7,154–£13,286
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£11,242–£21,462
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
Price & sale history177d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£95,000 in 2015 → £140,000 asking
+47.4%in 11y
- 2015£95,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Rent it out wins — +£92/mo · level with Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| ⭐ Rent it out | 9.41% | +£92 | £85,354 | 11.3% | Low | Feasible |
| Housing-benefit rent | 7.27% | -£145 | £85,354 | -3.6% | Med | Feasible |
| Council lease | 0.00% | -£771 | £85,354 | -55.2% | Low | Feasible |
| Refurb & refinance | 9.41% | +£92 | £107,656 | 9.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£224 | £202,556 | -16% | Med | Feasible |
| Rent by the room | 11.94% | -£750 | £83,725 | -46.5% | — | Feasible |
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
+£263/mo cash flow vs Rent it out if converted to Rent by the room
20.57% Return before costs on price converted vs 9.41% as-is
£140k → 4-bed HMO @ ~£428/room: £1,674 pcm gross, ~£944 pcm net (7.1% net on £160k all-in incl. ~£11k works)
medium confidence
Unlocks ~£5,572/yr extra rent
3 → 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 (3 beds + 2 reception(s)); convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms (0 double, 1 single); 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 ~£464/mo; 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.
3 → 4 bed HMO+1 single
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 (3 lettable rooms)
1× Double @ £502/mo1× Single @ £396/mo1× En-suite @ £496/mo
≈ £1,393/mo gross room income
As-is Rent it out
Monthly profit+£114
Return before costs on price9.41%
Cash needed£46,898
If converted to Rent by the room
Monthly profit+£377
Return before costs on price20.57%
Cash needed£62,898
Δ vs Rent it out Monthly profit+£263
+1 room (4 total)
Monthly profit+£60
Return before costs on price15.92%
Cash needed£72,898
Extra rent+£464/mo
Show conversion detail
Conversion cost estimate
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£44,814–£84,000full refurb + room split
⚠️ Capped at 60% of £140,000 asking (£84,000). Raw model: £55,810–£104,610. Verify with a surveyor before offering.
What's in this cost
- Kitchen£6,938–£13,876
- 2 × bathroom£9,154–£16,782
- Rewire£3,283–£5,745
- Replumb£2,462–£4,924
- Windows£8,206–£14,772
- Paint + decor£5,745–£10,668
- Flooring£9,027–£17,234
Based on 1105 HMO comps within 3.0 km
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
No coordinates available — verify address with the agent.
Transport score100 / 100
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- Not ratedBradford Christian SchoolNot applicable · Other independent school · BD2 1BT
- Not ratedPoplars Farm Primary SchoolPrimary · Community school · BD2 1LQ
- Not ratedSwain House Primary SchoolPrimary · Community school · BD2 1JL
- Not ratedHanson AcademySecondary · Academy sponsor led · BD2 1JP
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£13,176
Section 24 credit£0
Annual tax due£355
Post-tax Monthly profit annual£1,007
Exit costs
Projected sale price (5y · 2%/yr growth)£154,571
Capital gain (pre-CGT)£14,571
Sale costs (~2.5%)£3,864
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£9,681
Rates as of Oct 2024
Acquisition costs
£85,354cash neededPurchase price£140,000
Deposit (25%)£35,000
Stamp duty+5% additional-property surcharge£7,300
Refurb£38,254
Legal + survey£1,700
Mortgage fees£3,100
Total cash neededdeposit + costs (loan covers the rest)£85,354
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
This three-bedroom detached house is for sale in a sought-after residential area of Bradford, offering a solid layout and scope for modernising. The property includes an open-plan reception room, a mezzanine level and a open plan kitchen, providing flexible space for everyday living and entertaining. There are two bathrooms and a w/c, two double bedrooms and one single bedroom, together with the benefit of off-street parking and a single garage.
The location provides conveni…
Listing metarightmove · Hunters
About this listing
177 days · RightmovePrice history
No price history available.
Monthly profit
+£92
Cash needed
£85K
Return after costs
1.29%
IRR
1.94%
Listed 177d ago
3 bedroom detached house for sale
detached · 3 bed · 2 bath · 1,022 sqft
£140,000
est £1,098 · 9.41% gross
78/100
Solid
11.94% Rent by the room strategy — market rent unverified, verify locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.41% Return before costs — above-market
11.9% Rent by the room Return before costs — conversion play
Price
£140K
Return before costs (best)
11.94%
Rent by the room
Bedrooms
3
2 bath
Energy rating
—
Energy rating
Run the numbers
What-if calculator
Buy-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: £1,097–£1,099/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £35,000
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£28,691–£53,556 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £105,000 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
+£92
after mortgage, operating costs & tax
Rent in£1,098/mo gross
£1,056/mo collected · £42/mo lost to voids
Where it goes
£547Mortgage£395Costs
£92/mo left as profit · 9% of rent kept
Mortgage£547
Costs£395
Management£110
Maintenance£100
Insurance£20
CapEx reserve£55
Voids + council tax£7
Ltd co. accounts£104
Tax£22
Profit+£92
Returns
Return before costs on price9.41%
Cash return on cash1.29%
Gross margin£660
Cash needed£85,354
Monthly profit payback77y 5m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.86
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 | £13,176 | £4,744 | £6,563 | £0 | £355 | £1,514 | £1,514 |
| Year 2 | £13,571 | £4,887 | £6,563 | £0 | £403 | £1,719 | £3,233 |
| Year 3 | £13,978 | £5,033 | £6,563 | £0 | £453 | £1,930 | £5,163 |
| Year 4 | £14,398 | £5,184 | £6,563 | £0 | £504 | £2,147 | £7,310 |
| Year 5 | £14,830 | £5,340 | £6,563 | £0 | £556 | £2,371 | £9,681 |
Rent by the room upside
What we verified
4005
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 · monthlyNo location
SchoolsGIAS · OfstedNo postcode
FloodEA Flood Map · England onlyNo location
Investor profile▾
Tenant profileBeds + postcode heuristicUnknown
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miLoading nearby sold…
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,313
Annual rental tax£259
CGT yr 5£0 · company level
5y net total£9,681
Acquisition costs
25% deposit£35,000
Stamp duty£7,300
Refurb£38,254
Legal + survey£1,700
Mortgage + broker£3,100
Cash needed£85,354
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 three-bedroom detached house is for sale in a sought-after residential area of Bradford, offering a solid layout and scope for modernising. The property includes an open-plan reception room, a mezzanine level and a open plan kitchen, providing flexible space for everyday living and entertaining. There are two bathrooms and a w/c, two double bedrooms and one single bedroom, together with the benefit of off-street parking and a single garage.
The location provides conveni…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice