-3.1% 5y IRR — capital outlay disproportionate to returns
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
−£96/mo
You top up £96/mo
Price
£80K
No local sold comps to compare
Return · IRR
-3.1%/yr
Loses money over 5 years
Cash to get in
£39K
Deposit + fees + refurb
Return before costson price10.88%5-yr return on cash -8%Rent est. £725 (£518–£1,015)
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).
Listing seen …
What-if calculator
Edit any input — outputs recalc live
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: £518–£1,015/mo · n=13
Financing
DepositYour cash in — the rest is the mortgage25% · £19,988
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
3.0%9.0%
5-year fixed (market average) — 5.50% (as of 2026-05).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
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 £59,962.5 loan + £1,000 booking fee
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.
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 history87d on marketno cuts yet
Strategy matrix
Compare 7 strategies side-by-side · best shown with ⭐
⭐Rent it out wins — -£96/mo · level with Refurb & refinance
Strategy
Return before costson price
Monthly profit
Cash needed
5y Return on your cashon cash
Risk
Feasibility
⭐ Rent it out
10.88%
-£96
£38,949
-8.1%
Low
Feasible
Housing-benefit rent
7.86%
-£295
£38,949
-38.7%
Med
Feasible
Council lease
0.00%
-£678
£38,949
-108.0%
Low
Feasible
Refurb & refinance
10.88%
-£96
£47,252
-6.7%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£366
£101,018
-6%
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 impactLocal lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
As-is Rent it out vs converted Rent by the room
+£508/mo cash flow vs Rent it out if converted to Rent by the room
36.02% Return before costs on price converted vs 10.88% as-is
As-is Rent it out
Monthly profit+£59
Return before costson price10.88%
Cash needed£31,886
If converted to Rent by the room
Monthly profit+£567
Return before costson price36.02%
Cash needed£47,886
Δ vs Rent it outMonthly profit+£508
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
£25,477–£47,970full refurb + room split
⚠️ Capped at 60% of £79,950 asking (£47,970). Raw model: £42,690–£80,380. Verify with a surveyor before offering.
What's in this cost
Kitchen£5,156–£10,313
1 × bathroom£3,402–£6,236
Rewire£1,934–£3,384
Replumb£1,450–£2,900
Windows£4,834–£8,701
Paint + decor£3,384–£6,284
Flooring£5,317–£10,151
Comparables
sold within 0.5 mi
Loading nearby sold…
Location & area intelligence
Transport 100 / 100
Loading map…
Transport score100 / 100
On the map
Registered HMOs
Approved HMO conversions
Pending HMO applications
Tax treatment
-£1,149/yr kept
Annual gross rent£8,700
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profitannual-£1,149
Exit costs
-£3,167 after CGT
Projected sale price (5y · 2%/yr growth)£88,271
Capital gain (pre-CGT)£8,321
Sale costs (~2.5%)£2,207
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 profitafter CGT-£3,167
Rates as of Oct 2024
Acquisition costs
£38,949cash needed
Purchase price£79,950
Deposit (25%)£19,988
Stamp duty+5% additional-property surcharge£3,998
Refurb£10,764
Legal + survey£2,000
Mortgage fees£2,199
Total cash neededdeposit + costs (loan covers the rest)£38,949
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
SUMMARY
This spacious two-bedroom flat is ideal for buyers wanting to personalise a home. Conveniently located near Huddersfield town centre, it offers ample living space and access to a wide range of amenities.
DESCRIPTION
The property is ideal for first-time buyers, downsizers, or investors seeking a home with character, space, and potential to add value. With some cosmetic improvements, this flat could be transformed into a stylish and comfortable residence. The accommoda…
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.88% Return before costs — above-market
Price
£80K
Return before costs
10.88%
est rent £725/mo13 comps within 1.5 kmRange £518–£1,015/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
—
Energy rating
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc live
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: £518–£1,015/mo · n=13
Financing
DepositYour cash in — the rest is the mortgage25% · £19,988
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
3.0%9.0%
5-year fixed (market average) — 5.50% (as of 2026-05).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
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 £59,962.5 loan + £1,000 booking fee
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
£8,700
£5,767
£3,748
£0
£0
-£815
-£815
Year 2
£8,961
£5,940
£3,748
£0
£0
-£727
-£1,541
Year 3
£9,230
£6,118
£3,748
£0
£0
-£636
-£2,177
Year 4
£9,507
£6,302
£3,748
£0
£0
-£543
-£2,720
Year 5
£9,792
£6,491
£3,748
£0
£0
-£447
-£3,167
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)2 bd
If converted
Gross Rent by the room yield—
What we verified
12 total
2306
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeLeasehold
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
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
Area3▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedNo postcode
FloodEA Flood Map · England onlyChecking…
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 mi
Loading nearby sold…
Location & transport
Score 100/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£750
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£3,167
Acquisition costs
£39K
25% deposit£19,988
Stamp duty£3,998
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£2,199
Cash needed£38,949
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
Auto-saves
Description& agent copyOnTheMarket
SUMMARY
This spacious two-bedroom flat is ideal for buyers wanting to personalise a home. Conveniently located near Huddersfield town centre, it offers ample living space and access to a wide range of amenities.
DESCRIPTION
The property is ideal for first-time buyers, downsizers, or investors seeking a home with character, space, and potential to add value. With some cosmetic improvements, this flat could be transformed into a stylish and comfortable residence. The accommoda…