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Year 5 disposal
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28/ 100
Weak
8.64% return before costs — verify the rent + comps locally.
Why it works
- 8.64% 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
- Monthly profit −£150/mo — mildly negative — equity build may cover
- -4.7% 5y IRR — capital outlay disproportionate to returns
- No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£150/mo
You top up £150/mo
Price
£115K
No local sold comps to compare
Return · IRR
-4.7%/yr
Loses money over 5 years
Cash to get in
£41K
Deposit + fees + refurb
Return before costs on price 8.64%5-yr return on cash -14%Rent est. £828 (£791–£867)
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: £791–£867/mo · n=62
Financing
DepositYour cash in — the rest is the mortgage25% · £28,750
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £86,250 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£150
after mortgage, operating costs & tax
Rent in£828/mo gross
£796/mo collected · £32/mo lost to voids
Where it goes
£449Mortgage£497Costs
Outgoings exceed rent — you top up £150/mo
Mortgage£449
Costs£497
Management£83
Maintenance£67
Insurance£20
CapEx reserve£41
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£150
Returns
Return before costs on price8.64%
Cash return on cash-4.43%
Gross margin£299
Cash needed£40,575
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.70
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 | £9,936 | £5,962 | £5,391 | £0 | £0 | -£1,417 | -£1,417 |
| Year 2 | £10,234 | £6,141 | £5,391 | £0 | £0 | -£1,298 | -£2,715 |
| Year 3 | £10,541 | £6,326 | £5,391 | £0 | £0 | -£1,175 | -£3,890 |
| Year 4 | £10,857 | £6,515 | £5,391 | £0 | £0 | -£1,049 | -£4,938 |
| Year 5 | £11,183 | £6,711 | £5,391 | £0 | £0 | -£918 | -£5,857 |
Disposal gain (gross)-£305
CGT£0
Net Disposal proceeds£123,795
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
OK
Floor
EWS1 typically required above 18m
Floor 0
Lender impact
Ground floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
Mortgageable
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
SchoolsNo postcode
Schools& Ofsted catchmentGIAS register
No schools indexed for this postcode sector.
Investor
Tenant profileMixed demand
Tenant profilelikely cohort2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Leeds · 23.4 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
Rent it out wins — -£150/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 | 8.64% | -£150 | £40,575 | -14.4% | Low | Feasible |
| Housing-benefit rent | 5.47% | -£434 | £40,575 | -57.7% | Med | Feasible |
| Council lease | 0.00% | -£815 | £40,575 | -123.9% | Low | Feasible |
| Refurb & refinance | 8.64% | -£150 | £46,865 | -12.5% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £124,640 | 8% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
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
+£440/mo cash flow vs Rent it out if converted to Rent by the room
25.04% Return before costs on price converted vs 8.64% as-is
As-is Rent it out
Monthly profit+£16
Return before costs on price8.64%
Cash needed£40,648
If converted to Rent by the room
Monthly profit+£456
Return before costs on price25.04%
Cash needed£56,648
Δ vs Rent it out Monthly profit+£440
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
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£36,646–£69,000full refurb + room split
⚠️ Capped at 60% of £115,000 asking (£69,000). Raw model: £42,690–£80,380. Verify with a surveyor before offering.
What's in this cost
- Kitchen£7,417–£14,834
- 1 × bathroom£4,893–£8,971
- Rewire£2,781–£4,867
- Replumb£2,086–£4,172
- Windows£6,953–£12,516
- Paint + decor£4,867–£9,039
- Flooring£7,649–£14,602
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£9,936
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,799
Exit costs
Projected sale price (5y · 2%/yr growth)£126,969
Capital gain (pre-CGT)£11,969
Sale costs (~2.5%)£3,174
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-£5,857
Rates as of Oct 2024
Acquisition costs
£40,575cash neededPurchase price£115,000
Deposit (25%)£28,750
Stamp duty+5% additional-property surcharge£5,750
Refurb£1,350
Legal + survey£2,000
Mortgage fees£2,725
Total cash neededdeposit + costs (loan covers the rest)£40,575
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
SUMMARY A modern two-bedroom duplex flat designed for contemporary living, set within a well-kept development offering excellent access to local amenities and motorway links. An ideal opportunity for first-time buyers.
DESCRIPTION Set over two levels, the flat boasts a thoughtfully arranged layout that maximizes both space and light. As you enter the property, you are welcomed into a bright and spacious open-plan kitchen and living area-a perfect space for both relaxing and…
Floor plans
Listing metaonthemarket · William H Brown - Huddersfield
About this listing
88 days · OnTheMarketPrice history
No price history available.
Monthly profit
−£150
Cash needed
£41K
Return after costs
-4.43%
IRR
-4.67%
Listed 88d ago
Halifax Road, Huddersfield, Huddersfield
flat · 2 bed · 1 bath
£115,000
est £828 · 8.64% gross
1 / 5
28/100
Marginal
8.64% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.64% Return before costs — above-market
Price
£115K
Return before costs
8.64%
est rent £828/monot enough comparablesRange £791–£867/mo (Q1–Q3)
Bedrooms
2
1 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: £791–£867/mo · n=62
Financing
DepositYour cash in — the rest is the mortgage25% · £28,750
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £86,250 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£150
after mortgage, operating costs & tax
Rent in£828/mo gross
£796/mo collected · £32/mo lost to voids
Where it goes
£449Mortgage£497Costs
Outgoings exceed rent — you top up £150/mo
Mortgage£449
Costs£497
Management£83
Maintenance£67
Insurance£20
CapEx reserve£41
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£150
Returns
Return before costs on price8.64%
Cash return on cash-4.43%
Gross margin£299
Cash needed£40,575
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.70
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 | £9,936 | £5,962 | £5,391 | £0 | £0 | -£1,417 | -£1,417 |
| Year 2 | £10,234 | £6,141 | £5,391 | £0 | £0 | -£1,298 | -£2,715 |
| Year 3 | £10,541 | £6,326 | £5,391 | £0 | £0 | -£1,175 | -£3,890 |
| Year 4 | £10,857 | £6,515 | £5,391 | £0 | £0 | -£1,049 | -£4,938 |
| Year 5 | £11,183 | £6,711 | £5,391 | £0 | £0 | -£918 | -£5,857 |
Rent by the room upside
What we verified
2306
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 · OfstedNo postcode
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£1,078
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£5,857
Acquisition costs
25% deposit£28,750
Stamp duty£5,750
Refurb£1,350
Legal + survey£2,000
Mortgage + broker£2,725
Cash needed£40,575
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
SUMMARY A modern two-bedroom duplex flat designed for contemporary living, set within a well-kept development offering excellent access to local amenities and motorway links. An ideal opportunity for first-time buyers.
DESCRIPTION Set over two levels, the flat boasts a thoughtfully arranged layout that maximizes both space and light. As you enter the property, you are welcomed into a bright and spacious open-plan kitchen and living area-a perfect space for both relaxing and…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice