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Year 5 disposal
⊞ View all 5
75/ 100
Solid
Real 14.30% return before costs with manageable risks.
Why it works
- 14.30% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
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
+£63/mo
Barely breaks even each month
Price
£80K
No local sold comps to compare
Return · IRR
2.0%/yr
Modest annualised return
Cash to get in
£39K
Deposit + fees + refurb
Return before costs on price 14.30%5-yr return on cash 18%Rent est. £953 (£856–£1,061)
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–£1,061/mo · n=109
Financing
DepositYour cash in — the rest is the mortgage25% · £20,000
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £60,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£63
after mortgage, operating costs & tax
Rent in£953/mo gross
£916/mo collected · £37/mo lost to voids
Where it goes
£325Mortgage£514Costs
£63/mo left as profit · 7% of rent kept
Mortgage£325
Costs£514
Management£95
Maintenance£67
Insurance£20
CapEx reserve£48
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax£15
Profit+£63
Returns
Return before costs on price14.29%
Cash return on cash1.93%
Gross margin£402
Cash needed£38,964
Monthly profit payback51y 10m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.82
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 | £11,436 | £6,168 | £3,900 | £0 | £260 | £1,108 | £1,108 |
| Year 2 | £11,779 | £6,353 | £3,900 | £0 | £290 | £1,236 | £2,344 |
| Year 3 | £12,132 | £6,544 | £3,900 | £0 | £321 | £1,368 | £3,712 |
| Year 4 | £12,496 | £6,740 | £3,900 | £0 | £353 | £1,504 | £5,216 |
| Year 5 | £12,871 | £6,942 | £3,900 | £0 | £386 | £1,643 | £6,859 |
Disposal gain (gross)-£10,646
CGT£0
Net Disposal proceeds£86,118
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
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 · 2-bath · 810 sqft
£25k–£49k
£ per sqft
building cost only
£31–£61
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- 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 history70d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — +£346/mo · £283/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 | 14.29% | +£63 | £38,964 | 17.6% | Low | Feasible |
| Housing-benefit rent | 8.89% | -£254 | £38,964 | -31.0% | Med | Feasible |
| Council lease | 0.00% | -£691 | £38,964 | -109.9% | Low | Feasible |
| Refurb & refinance | 14.29% | +£63 | £47,270 | 14.5% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 28.57% | +£346 | £38,964 | 59.3% | High | Feasible |
| Buy, improve & sell | 0.00% | -£366 | £101,070 | -5% | 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
+£358/mo cash flow vs Rent it out if converted to Rent by the room
36.00% Return before costs on price converted vs 14.29% as-is
As-is Rent it out
Monthly profit+£209
Return before costs on price14.29%
Cash needed£31,898
If converted to Rent by the room
Monthly profit+£567
Return before costs on price36.00%
Cash needed£47,898
Δ vs Rent it out Monthly profit+£358
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
£42,000
Range: £35,700 – £50,400
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£25,986–£48,000full refurb + room split
⚠️ Capped at 60% of £80,000 asking (£48,000). Raw model: £54,300–£100,300. Verify with a surveyor before offering.
What's in this cost
- Kitchen£4,307–£8,614
- 2 × bathroom£5,743–£10,528
- Rewire£1,723–£3,015
- Replumb£1,292–£2,584
- Windows£4,307–£7,753
- Paint + decor£3,446–£6,030
- Flooring£5,168–£9,476
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£11,436
Section 24 credit£0
Annual tax due£260
Post-tax Monthly profit annual£668
Exit costs
Projected sale price (5y · 2%/yr growth)£88,326
Capital gain (pre-CGT)£8,326
Sale costs (~2.5%)£2,208
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£6,859
Rates as of Oct 2024
Acquisition costs
£38,964cash neededPurchase price£80,000
Deposit (25%)£20,000
Stamp duty+5% additional-property surcharge£4,000
Refurb£10,764
Legal + survey£2,000
Mortgage fees£2,200
Total cash neededdeposit + costs (loan covers the rest)£38,964
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
Located in the Parklands Manor estate of Pinders Heath in Wakefield. We are pleased to offer this spacious two bed apartment. The property offers a large entrance hall leading to lounge/kitchen, two bedrooms (one with en-suite) and a bathroom. The property benefits from allocated parking, and communal gardens.
Situated in this popular development within easy reach of the City Centre and Pinderfields Hospital.
Please note that the AML fee covers the cost of carrying out the…
Floor plans
Nearby active comparables20 rentals
Comparable rentals
WF1 · same beds + typeMedian nearby: £875/mo · 18 of 20 already let-£78 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
70 days · OnTheMarketPrice history
5-year price trend
Monthly profit
+£63
Cash needed
£39K
Return after costs
1.93%
IRR
1.96%
Listed 70d ago
Chaloner Grove, Wakefield, West Yorkshire, WF1, Wakefield, WF1
flat · 2 bed · 2 bath
£80,000
est £953 · 14.30% gross
1 / 5
75/100
Solid
Real 14.30% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
14.30% Return before costs — above-market
Price
£80K
Return before costs
14.30%
est rent £953/mo109 comps within 500 mRange £856–£1,061/mo (Q1–Q3)
Bedrooms
2
2 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–£1,061/mo · n=109
Financing
DepositYour cash in — the rest is the mortgage25% · £20,000
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £60,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£63
after mortgage, operating costs & tax
Rent in£953/mo gross
£916/mo collected · £37/mo lost to voids
Where it goes
£325Mortgage£514Costs
£63/mo left as profit · 7% of rent kept
Mortgage£325
Costs£514
Management£95
Maintenance£67
Insurance£20
CapEx reserve£48
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax£15
Profit+£63
Returns
Return before costs on price14.29%
Cash return on cash1.93%
Gross margin£402
Cash needed£38,964
Monthly profit payback51y 10m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.82
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 | £11,436 | £6,168 | £3,900 | £0 | £260 | £1,108 | £1,108 |
| Year 2 | £11,779 | £6,353 | £3,900 | £0 | £290 | £1,236 | £2,344 |
| Year 3 | £12,132 | £6,544 | £3,900 | £0 | £321 | £1,368 | £3,712 |
| Year 4 | £12,496 | £6,740 | £3,900 | £0 | £353 | £1,504 | £5,216 |
| Year 5 | £12,871 | £6,942 | £3,900 | £0 | £386 | £1,643 | £6,859 |
Rent by the room upside
What we verified
2307
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeLeasehold
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£780
Annual rental tax£176
CGT yr 5£0 · company level
5y net total£6,859
Acquisition costs
25% deposit£20,000
Stamp duty£4,000
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£2,200
Cash needed£38,964
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 the Parklands Manor estate of Pinders Heath in Wakefield. We are pleased to offer this spacious two bed apartment. The property offers a large entrance hall leading to lounge/kitchen, two bedrooms (one with en-suite) and a bathroom. The property benefits from allocated parking, and communal gardens.
Situated in this popular development within easy reach of the City Centre and Pinderfields Hospital.
Please note that the AML fee covers the cost of carrying out the…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice