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Year 5 disposal
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37/ 100
Weak
12.69% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 12.69% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (999 yrs) — no short-lease drag
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- 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
+£28/mo
Barely breaks even each month
Price
£90K
No local sold comps to compare
Return · IRR
0.9%/yr
Modest annualised return
Cash to get in
£42K
Deposit + fees + refurb
Return before costs on price 12.69%5-yr return on cash 11%Rent est. £952 (£856–£1,059)
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: £856–£1,059/mo · n=108
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 (£8,073–£15,070 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
+£28
after mortgage, operating costs & tax
Rent in£952/mo gross
£915/mo collected · £37/mo lost to voids
Where it goes
£366Mortgage£515Costs
£28/mo left as profit · 3% of rent kept
Mortgage£366
Costs£515
Management£95
Maintenance£67
Insurance£20
CapEx reserve£48
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax£7
Profit+£28
Returns
Return before costs on price12.69%
Cash return on cash0.81%
Gross margin£401
Cash needed£42,114
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.50
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 | £11,424 | £6,176 | £4,388 | £0 | £164 | £697 | £697 |
| Year 2 | £11,767 | £6,361 | £4,388 | £0 | £193 | £825 | £1,522 |
| Year 3 | £12,120 | £6,552 | £4,388 | £0 | £224 | £957 | £2,479 |
| Year 4 | £12,483 | £6,748 | £4,388 | £0 | £256 | £1,092 | £3,570 |
| Year 5 | £12,858 | £6,951 | £4,388 | £0 | £289 | £1,231 | £4,801 |
Disposal gain (gross)-£10,381
CGT£0
Net Disposal proceeds£96,883
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
Leasehold999 yr
Tenure & planning999 yr
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
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
Verify
Lender impact
No EWS1 / floor info in description. Buildings > 11 m need EWS1 or PAS 9980 — confirm height + status with the agent before offering.
Verify with lender
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 · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Leeds · 13.5 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 history88d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — +£311/mo · £282/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 | 12.69% | +£28 | £42,114 | 11.4% | Low | Feasible |
| Housing-benefit rent | 7.91% | -£297 | £42,114 | -34.7% | Med | Feasible |
| Council lease | 0.00% | -£732 | £42,114 | -107.5% | Low | Feasible |
| Refurb & refinance | 12.69% | +£28 | £50,920 | 9.4% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 25.40% | +£311 | £42,114 | 49.8% | High | Feasible |
| Buy, improve & sell | 0.00% | -£366 | £111,570 | -3% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context264 active short-lets nearby
Short-let market context
- 264 active short-let listings in this postcode
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 let30% occupancy
£206/night ADR
Based on 13 short-let comps nearby
Rent by the room conversion upside
+£359/mo cash flow vs Rent it out if converted to Rent by the room
32.00% Return before costs on price converted vs 12.69% as-is
As-is Rent it out
Monthly profit+£177
Return before costs on price12.69%
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+£359
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
£29,207–£54,000full refurb + room split
⚠️ Capped at 60% of £90,000 asking (£54,000). Raw model: £48,300–£89,300. Verify with a surveyor before offering.
What's in this cost
- Kitchen£5,442–£10,885
- 1 × bathroom£3,628–£6,652
- Rewire£2,177–£3,810
- Replumb£1,633–£3,265
- Windows£5,442–£9,796
- Paint + decor£4,354–£7,619
- Flooring£6,531–£11,973
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
Tax treatment
Annual gross rent£11,424
Section 24 credit£0
Annual tax due£164
Post-tax Monthly profit annual£258
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£4,801
Rates as of Oct 2024
Acquisition costs
£42,114cash neededPurchase price£90,000
Deposit (25%)£22,500
Stamp duty+5% additional-property surcharge£4,500
Refurb£10,764
Legal + survey£2,000
Mortgage fees£2,350
Total cash neededdeposit + costs (loan covers the rest)£42,114
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
Located in Pinders heath next to Pinderfields hospital, this spacious two bed apartment. Offers entrance hall, open plan living/ dining, kitchen, two bedrooms and bathroom.
Situated in this popular development within easy reach of the City Centre and Pinderfields Hospital.
Leasehold - 999 years from 1st January 2003
'The service charge is paid quarterly'
Floor plans
Nearby active comparables20 rentals
Comparable rentals
WF1 · same beds + typeMedian nearby: £875/mo · 18 of 20 already let-£77 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
Other deals nearby
WF1 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metaonthemarket · Bridgfords - Wakefield
About this listing
88 days · OnTheMarketPrice history
5-year price trend
Monthly profit
+£28
Cash needed
£42K
Return after costs
0.81%
IRR
0.86%
Listed 88d ago
Tuke Grove, Wakefield, West Yorkshire, WF1, Wakefield, WF1
flat · 2 bed · 1 bath
£90,000
est £952 · 12.69% gross
Leasehold 999yr
1 / 5
37/100
Marginal
12.69% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
12.69% Return before costs — above-market
Price
£90K
Return before costs
12.69%
est rent £952/mo108 comps within 1 kmRange £856–£1,059/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: £856–£1,059/mo · n=108
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 (£8,073–£15,070 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
+£28
after mortgage, operating costs & tax
Rent in£952/mo gross
£915/mo collected · £37/mo lost to voids
Where it goes
£366Mortgage£515Costs
£28/mo left as profit · 3% of rent kept
Mortgage£366
Costs£515
Management£95
Maintenance£67
Insurance£20
CapEx reserve£48
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax£7
Profit+£28
Returns
Return before costs on price12.69%
Cash return on cash0.81%
Gross margin£401
Cash needed£42,114
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.50
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context264 active short-lets nearby
Short-let market context
- 264 active short-let listings in this postcode
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 | £11,424 | £6,176 | £4,388 | £0 | £164 | £697 | £697 |
| Year 2 | £11,767 | £6,361 | £4,388 | £0 | £193 | £825 | £1,522 |
| Year 3 | £12,120 | £6,552 | £4,388 | £0 | £224 | £957 | £2,479 |
| Year 4 | £12,483 | £6,748 | £4,388 | £0 | £256 | £1,092 | £3,570 |
| Year 5 | £12,858 | £6,951 | £4,388 | £0 | £289 | £1,231 | £4,801 |
Rent by the room upside
What we verified
3207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining999 yr
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£878
Annual rental tax£80
CGT yr 5£0 · company level
5y net total£4,801
Acquisition costs
25% deposit£22,500
Stamp duty£4,500
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£2,350
Cash needed£42,114
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 copyOnTheMarket
Located in Pinders heath next to Pinderfields hospital, this spacious two bed apartment. Offers entrance hall, open plan living/ dining, kitchen, two bedrooms and bathroom.
Situated in this popular development within easy reach of the City Centre and Pinderfields Hospital.
Leasehold - 999 years from 1st January 2003
'The service charge is paid quarterly'
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice