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Year 5 disposal
⊞ View all 5
0/ 100
Weak
5.44% Rent by the room return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- EPC E — must hit C by 2030 (~£6,000–£12,000)
- 2.80% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£1,173/mo — heavily negative — needs monthly capital injection
- -8.8% 5y IRR — capital outlay disproportionate to returns
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£1K/mo
You top up £1K/mo
Price
£475K
No local sold comps to compare
Return · IRR
-8.8%/yr
Loses money over 5 years
Cash to get in
£182K
Deposit + fees + refurb
Return before costs on price · Rent by the room 5.44%5-yr return on cash -36%Rent est. £1,110 (£899–£1,371)
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: £899–£1,371/mo · n=98
Financing
DepositYour cash in — the rest is the mortgage25% · £118,750
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £356,250 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 £400K+
Maintenance (£/mo)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£1,173
after mortgage, operating costs & tax
Rent in£1,110/mo gross
£1,067/mo collected · £43/mo lost to voids
Where it goes
£1,855Mortgage£385Costs
Outgoings exceed rent — you top up £1,173/mo
Mortgage£1,855
Costs£385
Management£111
Maintenance£67
Insurance£40
CapEx reserve£56
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£1,173
Returns
Return before costs on price2.80%
Cash return on cash-7.75%
Gross margin£682
Cash needed£181,636
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.55
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 | £13,320 | £4,620 | £22,266 | £0 | £0 | -£13,565 | -£13,565 |
| Year 2 | £13,720 | £4,758 | £22,266 | £0 | £0 | -£13,304 | -£26,869 |
| Year 3 | £14,131 | £4,901 | £22,266 | £0 | £0 | -£13,035 | -£39,904 |
| Year 4 | £14,555 | £5,048 | £22,266 | £0 | £0 | -£12,758 | -£52,663 |
| Year 5 | £14,992 | £5,199 | £22,266 | £0 | £0 | -£12,473 | -£65,136 |
Disposal gain (gross)-£18,434
CGT£0
Net Disposal proceeds£511,327
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingE
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand E
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£6k–£12k
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
University of Leeds · 21.4 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 · 2-bath · 990 sqft
£28k–£56k
£ per sqft
building cost only
£29–£56
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- 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 history24d on marketno cuts yet
Strategy matrix
Rent it out wins — -£1,173/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 | 2.80% | -£1,173 | £181,636 | -35.9% | Low | Feasible |
| Housing-benefit rent | 2.14% | -£1,443 | £181,636 | -44.5% | Med | Feasible |
| Council lease | 0.00% | -£2,067 | £181,636 | -68.7% | Low | Feasible |
| Refurb & refinance | 2.80% | -£1,173 | £211,430 | -30.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£211 | £535,805 | 6% | Med | Feasible |
| Rent by the room | 5.44% | -£1,849 | £207,636 | -48.3% | — | 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
+£315/mo cash flow vs Rent it out if converted to Rent by the room
6.06% Return before costs on price converted vs 2.80% as-is
Room mix (3 lettable rooms)
3× Double @ £718/mo
≈ £2,153/mo gross room income
As-is Rent it out
Monthly profit-£1,158
Return before costs on price2.80%
Cash needed£130,648
If converted to Rent by the room
Monthly profit-£843
Return before costs on price6.06%
Cash needed£146,648
Δ vs Rent it out Monthly profit+£315
Show conversion detail
Conversion cost estimate
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£54,690–£102,530full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- 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 4 HMO comps within 1.1 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£13,320
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£14,077
Exit costs
Projected sale price (5y · 2%/yr growth)£524,438
Capital gain (pre-CGT)£49,438
Sale costs (~2.5%)£13,111
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-£65,136
Rates as of Oct 2024
Acquisition costs
£181,636cash neededPurchase price£475,000
Deposit (25%)£118,750
Stamp duty+5% additional-property surcharge£37,500
Refurb£15,111
Legal + survey£2,150
Mortgage fees£8,125
Total cash neededdeposit + costs (loan covers the rest)£181,636
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
A TRULY STUNNING CHARACTER PROPERTY WITH BEAUTIFUL OPEN-PLAN LIVING & EXCEPTIONAL FEATURES IN THE FANTASTIC VILLAGE OF MONK FRYSTON - VIEWING HIGHLY RECOMMENDED
A Beautiful Characterful Home with Stunning Open-Plan Living, Generous Accommodation and Excellent Outdoor Space
This beautiful and characterful home effortlessly combines traditional charm with modern living, featuring exposed wooden beams, rustic touches and a fantastic layout ideal for both family life and entert…
Floor plans
Listing metaonthemarket · Hunters - Wetherby
About this listing
24 days · OnTheMarketPrice history
No price history available.
Monthly profit
−£1,173
Cash needed
£182K
Return after costs
-7.75%
IRR
-8.77%
Listed 24d ago
Main Street, Monk Fryston, Leeds, Leeds
barn conversion · 3 bed · 2 bath
£475,000
est £1,110 · 2.80% gross
EPC E
1 / 5
0/100
Marginal
5.44% — verify the rent + comps locally.
Energy rating E — Min. energy standard blocker by 2030 (~£6,000–£12,000 upgrade)
Price
£475K
Return before costs (best)
5.44%
Rent by the room
Bedrooms
3
2 bath
Energy rating
E
MEES (Minimum Energy Efficiency Standards) blocker by 2030
~£6,000–£12,000 upgrade
~£6,000–£12,000 upgrade
Deal flags1 issue
EPC E — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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: £899–£1,371/mo · n=98
Financing
DepositYour cash in — the rest is the mortgage25% · £118,750
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £356,250 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 £400K+
Maintenance (£/mo)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£1,173
after mortgage, operating costs & tax
Rent in£1,110/mo gross
£1,067/mo collected · £43/mo lost to voids
Where it goes
£1,855Mortgage£385Costs
Outgoings exceed rent — you top up £1,173/mo
Mortgage£1,855
Costs£385
Management£111
Maintenance£67
Insurance£40
CapEx reserve£56
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£1,173
Returns
Return before costs on price2.80%
Cash return on cash-7.75%
Gross margin£682
Cash needed£181,636
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.55
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 | £13,320 | £4,620 | £22,266 | £0 | £0 | -£13,565 | -£13,565 |
| Year 2 | £13,720 | £4,758 | £22,266 | £0 | £0 | -£13,304 | -£26,869 |
| Year 3 | £14,131 | £4,901 | £22,266 | £0 | £0 | -£13,035 | -£39,904 |
| Year 4 | £14,555 | £5,048 | £22,266 | £0 | £0 | -£12,758 | -£52,663 |
| Year 5 | £14,992 | £5,199 | £22,266 | £0 | £0 | -£12,473 | -£65,136 |
Rent by the room upside
What we verified
5015
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▾
EPC~£6,000–£12,000 to upgrade to CE
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£4,453
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£65,136
Acquisition costs
25% deposit£118,750
Stamp duty£37,500
Refurb£15,111
Legal + survey£2,150
Mortgage + broker£8,125
Cash needed£181,636
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
A TRULY STUNNING CHARACTER PROPERTY WITH BEAUTIFUL OPEN-PLAN LIVING & EXCEPTIONAL FEATURES IN THE FANTASTIC VILLAGE OF MONK FRYSTON - VIEWING HIGHLY RECOMMENDED
A Beautiful Characterful Home with Stunning Open-Plan Living, Generous Accommodation and Excellent Outdoor Space
This beautiful and characterful home effortlessly combines traditional charm with modern living, featuring exposed wooden beams, rustic touches and a fantastic layout ideal for both family life and entert…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice