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Year 5 disposal
⊞ View all 5
60/ 100
Solid
Real 11.34% Rent by the room return before costs with manageable risks.
Why it works
- 11.3% Rent by the room return before costs (net 6.05% after CapEx + bills) — conversion play
Why to be cautious
- Monthly profit −£75/mo — mildly negative — equity build may cover
- -0.8% 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
−£75/mo
You top up £75/mo
Price
£180K
No local sold comps to compare
Return · IRR
-0.8%/yr
Loses money over 5 years
Cash to get in
£76K
Deposit + fees + refurb
Return before costs on price · Rent by the room 11.34%5-yr return on cash 0%Rent est. £1,017 (£977–£1,059)
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: £977–£1,059/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £45,000
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £135,000 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
-£75
after mortgage, operating costs & tax
Rent in£1,017/mo gross
£978/mo collected · £39/mo lost to voids
Where it goes
£703Mortgage£349Costs
Outgoings exceed rent — you top up £75/mo
Mortgage£703
Costs£349
Management£102
Maintenance£67
Insurance£20
CapEx reserve£51
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£75
Returns
Return before costs on price6.78%
Cash return on cash-1.18%
Gross margin£629
Cash needed£75,611
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.34
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 | £12,204 | £4,193 | £8,438 | £0 | £0 | -£426 | -£426 |
| Year 2 | £12,570 | £4,318 | £8,438 | £0 | £0 | -£186 | -£612 |
| Year 3 | £12,947 | £4,448 | £8,438 | £0 | £12 | £50 | -£562 |
| Year 4 | £13,336 | £4,581 | £8,438 | £0 | £60 | £257 | -£305 |
| Year 5 | £13,736 | £4,719 | £8,438 | £0 | £110 | £469 | £164 |
Disposal gain (gross)-£13,145
CGT£0
Net Disposal proceeds£193,766
What we verified
What we verified
50065 ok · 0 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
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
SchoolsNo postcode
Schools& Ofsted catchmentGIAS register
No schools indexed for this postcode sector.
Investor
Tenant profileFamily let
Tenant profilelikely cohort3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Leeds Beckett · 17.8 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
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
3-bed · 1-bath · 990 sqft
£25k–£49k
£ per sqft
building cost only
£25–£49
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,930–£12,870
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,890–£20,790
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
Price & sale history31d on marketno cuts yet
Strategy matrix
Rent it out wins — -£75/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 | 6.78% | -£75 | £75,611 | 0.2% | Low | Feasible |
| Housing-benefit rent | 4.15% | -£436 | £75,611 | -29.3% | Med | Feasible |
| Council lease | 0.00% | -£894 | £75,611 | -71.9% | Low | Feasible |
| Refurb & refinance | 6.78% | -£75 | £90,655 | 0.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£191 | £212,955 | 2% | Med | Feasible |
| Rent by the room | 11.34% | -£775 | £101,611 | -37.8% | — | Feasible |
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
+£331/mo cash flow vs Rent it out if converted to Rent by the room
16.00% Return before costs on price converted vs 6.78% as-is
Room mix (3 lettable rooms)
2× Double @ £558/mo1× En-suite @ £586/mo
≈ £1,701/mo gross room income
As-is Rent it out
Monthly profit-£81
Return before costs on price6.78%
Cash needed£56,898
If converted to Rent by the room
Monthly profit+£251
Return before costs on price16.00%
Cash needed£72,898
Δ vs Rent it out Monthly profit+£331
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£48,990–£92,080full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£3,960–£6,930
- Replumb£2,970–£5,940
- Windows£9,900–£17,820
- Paint + decor£6,930–£12,870
- Flooring£10,890–£20,790
Based on 113 HMO comps within 8.5 km
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£12,204
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£895
Exit costs
Projected sale price (5y · 2%/yr growth)£198,735
Capital gain (pre-CGT)£18,735
Sale costs (~2.5%)£4,968
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£164
Rates as of Oct 2024
Acquisition costs
£75,611cash neededPurchase price£180,000
Deposit (25%)£45,000
Stamp duty+5% additional-property surcharge£10,100
Refurb£15,111
Legal + survey£1,700
Mortgage fees£3,700
Total cash neededdeposit + costs (loan covers the rest)£75,611
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
This three-bedroom semi-detached home offers well-proportioned accommodation, generous outdoor space and stunning far-reaching views across the countryside. The ground floor features spacious living room, providing plenty of room for both relaxing and entertaining, with a feature fireplace and a large window allowing plenty of natural light. The fitted kitchen offers a good range of wall and base units with ample worktop space and enjoys attractive views towards the rear. Up…
Floor plans
Listing metaonthemarket · Whitney's Property - Clayton
About this listing
31 days · OnTheMarketPrice history
No price history available.
Monthly profit
−£75
Cash needed
£76K
Return after costs
-1.18%
IRR
-0.83%
Listed 31d ago
Longhouse Lane, Denholme, Bradford, Bradford
semi-detached · 3 bed · 1 bath
£180,000
est £1,017 · 6.78% gross
1 / 5
60/100
Solid
Real 11.34% — fundamentals work.
11.3% Rent by the room Return before costs — conversion play
Price
£180K
Return before costs (best)
11.34%
Rent by the room
Bedrooms
3
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: £977–£1,059/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £45,000
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £135,000 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
-£75
after mortgage, operating costs & tax
Rent in£1,017/mo gross
£978/mo collected · £39/mo lost to voids
Where it goes
£703Mortgage£349Costs
Outgoings exceed rent — you top up £75/mo
Mortgage£703
Costs£349
Management£102
Maintenance£67
Insurance£20
CapEx reserve£51
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£75
Returns
Return before costs on price6.78%
Cash return on cash-1.18%
Gross margin£629
Cash needed£75,611
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.34
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 | £12,204 | £4,193 | £8,438 | £0 | £0 | -£426 | -£426 |
| Year 2 | £12,570 | £4,318 | £8,438 | £0 | £0 | -£186 | -£612 |
| Year 3 | £12,947 | £4,448 | £8,438 | £0 | £12 | £50 | -£562 |
| Year 4 | £13,336 | £4,581 | £8,438 | £0 | £60 | £257 | -£305 |
| Year 5 | £13,736 | £4,719 | £8,438 | £0 | £110 | £469 | £164 |
Rent by the room upside
What we verified
5006
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,688
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£164
Acquisition costs
25% deposit£45,000
Stamp duty£10,100
Refurb£15,111
Legal + survey£1,700
Mortgage + broker£3,700
Cash needed£75,611
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
This three-bedroom semi-detached home offers well-proportioned accommodation, generous outdoor space and stunning far-reaching views across the countryside. The ground floor features spacious living room, providing plenty of room for both relaxing and entertaining, with a feature fireplace and a large window allowing plenty of natural light. The fitted kitchen offers a good range of wall and base units with ample worktop space and enjoys attractive views towards the rear. Up…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice