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Year 5 disposal
⊞ View all 5
23/ 100
Weak
7.33% return before costs — verify the rent + comps locally.
Why it works
- 7.33% return before costs — above-market
Why to be cautious
- Monthly profit −£259/mo — significantly negative — real recurring drain
- -5.8% 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.
- 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
−£259/mo
You top up £259/mo
Price
£125K
No local sold comps to compare
Return · IRR
-5.8%/yr
Loses money over 5 years
Cash to get in
£53K
Deposit + fees + refurb
Return before costs on price 7.33%5-yr return on cash -24%Rent est. £764 (£697–£837)
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: £697–£837/mo · n=48
Financing
DepositYour cash in — the rest is the mortgage25% · £31,250
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 £93,750 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
-£259
after mortgage, operating costs & tax
Rent in£764/mo gross
£735/mo collected · £29/mo lost to voids
Where it goes
£508Mortgage£486Costs
Outgoings exceed rent — you top up £259/mo
Mortgage£508
Costs£486
Management£76
Maintenance£67
Insurance£20
CapEx reserve£38
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£259
Returns
Return before costs on price7.33%
Cash return on cash-5.85%
Gross margin£249
Cash needed£53,139
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.45
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 | £9,168 | £5,828 | £6,094 | £0 | £0 | -£2,753 | -£2,753 |
| Year 2 | £9,443 | £6,003 | £6,094 | £0 | £0 | -£2,653 | -£5,407 |
| Year 3 | £9,726 | £6,183 | £6,094 | £0 | £0 | -£2,550 | -£7,957 |
| Year 4 | £10,018 | £6,368 | £6,094 | £0 | £0 | -£2,444 | -£10,400 |
| Year 5 | £10,319 | £6,559 | £6,094 | £0 | £0 | -£2,334 | -£12,735 |
Disposal gain (gross)-£9,454
CGT£0
Net Disposal proceeds£134,560
What we verified
What we verified
21082 ok · 1 caution · 0 fail · 8 unknown
Legal & planning
LeaseholdAsk agent
Tenure & planningAsk agent
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 cohortHD1 · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Leeds · 23.5 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 history71d on marketno cuts yet
Strategy matrix
Rent it out wins — -£259/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 | 7.33% | -£259 | £53,139 | -24.0% | Low | Feasible |
| Housing-benefit rent | 5.03% | -£489 | £53,139 | -50.3% | Med | Feasible |
| Council lease | 0.00% | -£874 | £53,139 | -101.2% | Low | Feasible |
| Refurb & refinance | 7.33% | -£259 | £63,695 | -20.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £148,320 | 1% | 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
+£496/mo cash flow vs Rent it out if converted to Rent by the room
23.04% Return before costs on price converted vs 7.33% as-is
As-is Rent it out
Monthly profit-£71
Return before costs on price7.33%
Cash needed£43,148
If converted to Rent by the room
Monthly profit+£425
Return before costs on price23.04%
Cash needed£59,148
Δ vs Rent it out Monthly profit+£496
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
£40,566–£75,000full refurb + room split
⚠️ Capped at 60% of £125,000 asking (£75,000). Raw model: £48,300–£89,300. Verify with a surveyor before offering.
What's in this cost
- Kitchen£7,559–£15,118
- 1 × bathroom£5,039–£9,239
- Rewire£3,024–£5,291
- Replumb£2,268–£4,535
- Windows£7,559–£13,606
- Paint + decor£6,047–£10,582
- Flooring£9,071–£16,629
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£9,168
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,106
Exit costs
Projected sale price (5y · 2%/yr growth)£138,010
Capital gain (pre-CGT)£13,010
Sale costs (~2.5%)£3,450
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-£12,735
Rates as of Oct 2024
Acquisition costs
£53,139cash neededPurchase price£125,000
Deposit (25%)£31,250
Stamp duty+5% additional-property surcharge£6,250
Refurb£10,764
Legal + survey£2,000
Mortgage fees£2,875
Total cash neededdeposit + costs (loan covers the rest)£53,139
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
Discover this appealing two-bedroom apartment, ideally located at HD1 4EG and available for £130,000. This residence offers comfortable living spaces within a convenient setting.
The apartment features a well-proportioned reception room, providing a versatile area for relaxation and entertaining. The layout includes two inviting bedrooms and a modern bathroom, ensuring practicality and comfort for residents.
Benefiting from allocated parking, this property offers convenienc…
Floor plans
Nearby active comparables20 rentals
Comparable rentals
HD1 · same beds + typeMedian nearby: £788/mo · 18 of 20 already let+£24 vs our est
- Thornton Lodge Road, Huddersfield HD1Let2b£775/moMay 2026
- Moorbottom Road, Huddersfield HD1Let2b£580/moMay 2026
- Heaton Road, Huddersfield2b£975/moMay 2026
- Apartment,1535 The Melting Point, 3 F…2b£950/moMay 2026
- Rook Street, Huddersfield, HD1Let2b£700/moMay 2026
- Swan Lane, Huddersfield HD1Let2b£550/moMay 2026
- Swan Lane, Lockwood, HuddersfieldLet2b£550/moMay 2026
- Rook Street, Huddersfield, HD1Let2b£700/moMay 2026
- 36-42 Westgate, Huddersfield, HD1Let2b£800/moMay 2026
- Apartment 1535 The Melting Point, Fi…Let2b£950/moMay 2026
- Westgate, Huddersfield, West Yorkshir…Let2b£695/moMay 2026
- Bay Hall Common Road, HUDDERSFIELDLet2b£950/moMay 2026
- Oldgate, HUDDERSFIELDLet2b£1,000/moMay 2026
- 2 Common Road, HUDDERSFIELDLet2b£800/moMay 2026
- 2 Common Road, HuddersfieldLet2b£725/moMay 2026
- Moorbottom Road, HuddersfieldLet2b£580/moMay 2026
- 64 Church Street, Paddock, Huddersfie…Let2b£695/moMay 2026
- John William Street, HUDDERSFIELDLet2b£1,050/moMay 2026
- Commercial Street, Huddersfield, HD1Let2b£1,050/moMay 2026
- Oldgate, HUDDERSFIELDLet2b£1,000/moMay 2026
Other deals nearby
HD1 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metaonthemarket · Yellow Brick Road Estate Agents - Huddersfield
About this listing
71 days · OnTheMarketPrice history
5-year price trend
Monthly profit
−£259
Cash needed
£53K
Return after costs
-5.85%
IRR
-5.84%
Listed 71d ago
Flat 10 Burlington House, 1 Park Drive, Huddersfield, HD1, Huddersfield, HD1
flat · 2 bed · 1 bath
£125,000
est £764 · 7.33% gross
1 / 5
23/100
Marginal
7.33% — verify the rent + comps locally.
7.33% Return before costs — above-market
Price
£125K
Return before costs
7.33%
est rent £764/monot enough comparablesRange £697–£837/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: £697–£837/mo · n=48
Financing
DepositYour cash in — the rest is the mortgage25% · £31,250
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 £93,750 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
-£259
after mortgage, operating costs & tax
Rent in£764/mo gross
£735/mo collected · £29/mo lost to voids
Where it goes
£508Mortgage£486Costs
Outgoings exceed rent — you top up £259/mo
Mortgage£508
Costs£486
Management£76
Maintenance£67
Insurance£20
CapEx reserve£38
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£259
Returns
Return before costs on price7.33%
Cash return on cash-5.85%
Gross margin£249
Cash needed£53,139
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.45
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 | £9,168 | £5,828 | £6,094 | £0 | £0 | -£2,753 | -£2,753 |
| Year 2 | £9,443 | £6,003 | £6,094 | £0 | £0 | -£2,653 | -£5,407 |
| Year 3 | £9,726 | £6,183 | £6,094 | £0 | £0 | -£2,550 | -£7,957 |
| Year 4 | £10,018 | £6,368 | £6,094 | £0 | £0 | -£2,444 | -£10,400 |
| Year 5 | £10,319 | £6,559 | £6,094 | £0 | £0 | -£2,334 | -£12,735 |
Rent by the room upside
What we verified
2208
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeAsk agent
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£1,219
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£12,735
Acquisition costs
25% deposit£31,250
Stamp duty£6,250
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£2,875
Cash needed£53,139
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
Discover this appealing two-bedroom apartment, ideally located at HD1 4EG and available for £130,000. This residence offers comfortable living spaces within a convenient setting.
The apartment features a well-proportioned reception room, providing a versatile area for relaxation and entertaining. The layout includes two inviting bedrooms and a modern bathroom, ensuring practicality and comfort for residents.
Benefiting from allocated parking, this property offers convenienc…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice