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Year 5 disposal
⊞ View all 5
1/ 100
Weak
5.09% return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£316/mo — significantly negative — real recurring drain
- -4.0% 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
−£316/mo
You top up £316/mo
Price
£242K
No local sold comps to compare
Return · IRR
-4.0%/yr
Loses money over 5 years
Cash to get in
£92K
Deposit + fees + refurb
Return before costs on price 5.09%5-yr return on cash -15%Rent est. £1,027 (£901–£1,171)
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: £901–£1,171/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £60,500
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £181,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£316
after mortgage, operating costs & tax
Rent in£1,027/mo gross
£988/mo collected · £40/mo lost to voids
Where it goes
£945Mortgage£358Costs
Outgoings exceed rent — you top up £316/mo
Mortgage£945
Costs£358
Management£103
Maintenance£67
Insurance£28
CapEx reserve£51
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£316
Returns
Return before costs on price5.09%
Cash return on cash-4.12%
Gross margin£629
Cash needed£92,034
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.00
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 | £12,324 | £4,297 | £11,344 | £0 | £0 | -£3,317 | -£3,317 |
| Year 2 | £12,694 | £4,426 | £11,344 | £0 | £0 | -£3,076 | -£6,393 |
| Year 3 | £13,075 | £4,559 | £11,344 | £0 | £0 | -£2,828 | -£9,221 |
| Year 4 | £13,467 | £4,696 | £11,344 | £0 | £0 | -£2,573 | -£11,793 |
| Year 5 | £13,871 | £4,836 | £11,344 | £0 | £0 | -£2,309 | -£14,103 |
Disposal gain (gross)-£8,396
CGT£0
Net Disposal proceeds£260,508
What we verified
What we verified
12081 ok · 2 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
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 cohortWF6 · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Leeds · 14.4 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 history34d on marketno cuts yet
Strategy matrix
Rent it out wins — -£316/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 | 5.09% | -£316 | £92,034 | -15.3% | Low | Feasible |
| Housing-benefit rent | 3.82% | -£574 | £92,034 | -31.8% | Med | Feasible |
| Council lease | 0.00% | -£1,144 | £92,034 | -75.4% | Low | Feasible |
| Refurb & refinance | 5.09% | -£316 | £108,440 | -13.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£199 | £273,210 | 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 impact
Local lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
+£369/mo cash flow vs Rent it out if converted to Rent by the room
11.90% Return before costs on price converted vs 5.09% as-is
As-is Rent it out
Monthly profit-£315
Return before costs on price5.09%
Cash needed£72,398
If converted to Rent by the room
Monthly profit+£55
Return before costs on price11.90%
Cash needed£88,398
Δ vs Rent it out Monthly profit+£369
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
£50,400
Range: £44,100 – £58,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£48,300–£89,300full refurb + room split
What's in this cost
- Kitchen£9,000–£18,000
- 1 × bathroom£6,000–£11,000
- Rewire£3,600–£6,300
- Replumb£2,700–£5,400
- Windows£9,000–£16,200
- Paint + decor£7,200–£12,600
- Flooring£10,800–£19,800
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£12,324
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,791
Exit costs
Projected sale price (5y · 2%/yr growth)£267,188
Capital gain (pre-CGT)£25,188
Sale costs (~2.5%)£6,680
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-£14,103
Rates as of Oct 2024
Acquisition costs
£92,034cash neededPurchase price£242,000
Deposit (25%)£60,500
Stamp duty+5% additional-property surcharge£14,440
Refurb£10,764
Legal + survey£1,700
Mortgage fees£4,630
Total cash neededdeposit + costs (loan covers the rest)£92,034
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
Plot 47 | The Beaford | Frobisher Meadows
The two bedroom Beaford offers modern living to those looking to downsize or purchase their first home.
At the heart of this lovely home is a light and airy open plan kitchen and living space with double doors opening out to the private rear garden, ideal for sociable evenings. A handy and multipurpose utility/downstairs toilet sits to the front of the home.
Upstairs, a generous main bedroom benefits from an ensuite shower room, w…
Floor plans
Listing metaonthemarket · Taylor Wimpey - Frobisher Meadows
About this listing
34 days · OnTheMarketPrice history
5-year price trend
Monthly profit
−£316
Cash needed
£92K
Return after costs
-4.12%
IRR
-4.02%
Listed 34d ago
The Beaford - Plot 47 at Frobisher Meadows, Frobisher Meadows, Station Road WF6, Wakefield, WF6
semi-detached · 2 bed
£242,000
est £1,027 · 5.09% gross
1 / 5
1/100
Marginal
5.09% — verify the rent + comps locally.
5.09% Return before costs — around the area average for this property type.
Monthly profit −£316/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£242K
Return before costs
5.09%
est rent £1,027/monot enough comparablesRange £901–£1,171/mo (Q1–Q3)
Bedrooms
2
0 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: £901–£1,171/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £60,500
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £181,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£316
after mortgage, operating costs & tax
Rent in£1,027/mo gross
£988/mo collected · £40/mo lost to voids
Where it goes
£945Mortgage£358Costs
Outgoings exceed rent — you top up £316/mo
Mortgage£945
Costs£358
Management£103
Maintenance£67
Insurance£28
CapEx reserve£51
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£316
Returns
Return before costs on price5.09%
Cash return on cash-4.12%
Gross margin£629
Cash needed£92,034
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.00
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 | £12,324 | £4,297 | £11,344 | £0 | £0 | -£3,317 | -£3,317 |
| Year 2 | £12,694 | £4,426 | £11,344 | £0 | £0 | -£3,076 | -£6,393 |
| Year 3 | £13,075 | £4,559 | £11,344 | £0 | £0 | -£2,828 | -£9,221 |
| Year 4 | £13,467 | £4,696 | £11,344 | £0 | £0 | -£2,573 | -£11,793 |
| Year 5 | £13,871 | £4,836 | £11,344 | £0 | £0 | -£2,309 | -£14,103 |
Rent by the room upside
What we verified
1308
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£2,269
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£14,103
Acquisition costs
25% deposit£60,500
Stamp duty£14,440
Refurb£10,764
Legal + survey£1,700
Mortgage + broker£4,630
Cash needed£92,034
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
Plot 47 | The Beaford | Frobisher Meadows
The two bedroom Beaford offers modern living to those looking to downsize or purchase their first home.
At the heart of this lovely home is a light and airy open plan kitchen and living space with double doors opening out to the private rear garden, ideal for sociable evenings. A handy and multipurpose utility/downstairs toilet sits to the front of the home.
Upstairs, a generous main bedroom benefits from an ensuite shower room, w…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice