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Year 5 disposal
⊞ View all 5
6/ 100
Weak
5.56% return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£229/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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£229/mo
You top up £229/mo
Price
£165K
No local sold comps to compare
Return · IRR
-4.0%/yr
Loses money over 5 years
Cash to get in
£66K
Deposit + fees + refurb
Return before costs on price 5.56%5-yr return on cash -15%Rent est. £765 (£747–£783)
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: £747–£783/mo · n=12
Financing
DepositYour cash in — the rest is the mortgage25% · £41,250
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 (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £123,750 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£229
after mortgage, operating costs & tax
Rent in£765/mo gross
£736/mo collected · £29/mo lost to voids
Where it goes
£670Mortgage£294Costs
Outgoings exceed rent — you top up £229/mo
Mortgage£670
Costs£294
Management£77
Maintenance£50
Insurance£20
CapEx reserve£38
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£229
Returns
Return before costs on price5.56%
Cash return on cash-4.14%
Gross margin£442
Cash needed£66,239
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.10
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 | £9,180 | £3,526 | £8,044 | £0 | £0 | -£2,389 | -£2,389 |
| Year 2 | £9,455 | £3,631 | £8,044 | £0 | £0 | -£2,220 | -£4,609 |
| Year 3 | £9,739 | £3,740 | £8,044 | £0 | £0 | -£2,045 | -£6,654 |
| Year 4 | £10,031 | £3,852 | £8,044 | £0 | £0 | -£1,865 | -£8,519 |
| Year 5 | £10,332 | £3,968 | £8,044 | £0 | £0 | -£1,680 | -£10,198 |
Disposal gain (gross)-£8,895
CGT£0
Net Disposal proceeds£177,619
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
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 cohortHD7 · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Leeds · 27.9 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 history24d on marketno cuts yet
Strategy matrix
Rent it out wins — -£229/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 | 5.56% | -£229 | £66,239 | -15.4% | Low | Feasible |
| Housing-benefit rent | 3.81% | -£460 | £66,239 | -36.6% | Med | Feasible |
| Council lease | 0.00% | -£844 | £66,239 | -77.5% | Low | Feasible |
| Refurb & refinance | 5.56% | -£229 | £78,795 | -12.9% | Med | Feasible |
| Short-stay let / Airbnb | 5.82% | -£415 | £66,239 | -35.9% | High | Feasible |
| Buy, improve & sell | 0.00% | -£174 | £190,820 | 4% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
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
Local lettings demandby strategyLive area data
Short-stay let7% occupancy
£371/night ADR
Based on 3 short-let comps nearby
Rent by the room conversion upside
+£525/mo cash flow vs Rent it out if converted to Rent by the room
17.45% Return before costs on price converted vs 5.56% as-is
As-is Rent it out
Monthly profit-£227
Return before costs on price5.56%
Cash needed£53,148
If converted to Rent by the room
Monthly profit+£298
Return before costs on price17.45%
Cash needed£69,148
Δ vs Rent it out Monthly profit+£525
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
£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£9,180
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,742
Exit costs
Projected sale price (5y · 2%/yr growth)£182,173
Capital gain (pre-CGT)£17,173
Sale costs (~2.5%)£4,554
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-£10,198
Rates as of Oct 2024
Acquisition costs
£66,239cash neededPurchase price£165,000
Deposit (25%)£41,250
Stamp duty+5% additional-property surcharge£9,050
Refurb£10,764
Legal + survey£1,700
Mortgage fees£3,475
Total cash neededdeposit + costs (loan covers the rest)£66,239
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
A well presented two bedroom end-terraced, nicely positioned on a no-through road in the village of Linthwaite. EPC D
Tucked away on a quiet no-through road, this well-presented two-bedroom end terraced property occupies a pleasant position in the popular village of Linthwaite. Offered to the market with no vendor chain, the property provides an excellent opportunity for a first-time buyer, downsizer or buy-to-let investor and benefits from attractive stone elevations, good-…
Floor plans
Nearby active comparables5 rentals · 5 deals
Comparable rentals
HD7 · same beds + typeMedian nearby: £775/mo · 5 of 5 already let+£10 vs our est
- Manchester Road, Linthwaite, Huddersf…Let2b£750/moMay 2026
- Leymoor Road, Golcar, Huddersfield HD7Let2b£895/moDec 2025
- Scar Lane, Golcar, Huddersfield HD7Let2b£700/moFeb 2026
- Netherend Road, Slaithwaite, Huddersf…Let2b£895/moJun 2025
- Scar Lane, Golcar, Huddersfield HD7Let2b£775/moJun 2025
Listing metaonthemarket · Ryder & Dutton - Slaithwaite
About this listing
24 days · OnTheMarketPrice history
5-year price trend
Monthly profit
−£229
Cash needed
£66K
Return after costs
-4.14%
IRR
-3.99%
Listed 24d ago
Royds View, Linthwaite, Huddersfield, West Yorkshire, HD7, Huddersfield, HD7
terraced · 2 bed · 1 bath
£165,000
est £765 · 5.56% gross
EPC D
1 / 5
6/100
Marginal
5.56% — verify the rent + comps locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£165K
Return before costs
5.56%
est rent £765/monot enough comparablesRange £747–£783/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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: £747–£783/mo · n=12
Financing
DepositYour cash in — the rest is the mortgage25% · £41,250
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 (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £123,750 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£229
after mortgage, operating costs & tax
Rent in£765/mo gross
£736/mo collected · £29/mo lost to voids
Where it goes
£670Mortgage£294Costs
Outgoings exceed rent — you top up £229/mo
Mortgage£670
Costs£294
Management£77
Maintenance£50
Insurance£20
CapEx reserve£38
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£229
Returns
Return before costs on price5.56%
Cash return on cash-4.14%
Gross margin£442
Cash needed£66,239
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.10
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
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 | £9,180 | £3,526 | £8,044 | £0 | £0 | -£2,389 | -£2,389 |
| Year 2 | £9,455 | £3,631 | £8,044 | £0 | £0 | -£2,220 | -£4,609 |
| Year 3 | £9,739 | £3,740 | £8,044 | £0 | £0 | -£2,045 | -£6,654 |
| Year 4 | £10,031 | £3,852 | £8,044 | £0 | £0 | -£1,865 | -£8,519 |
| Year 5 | £10,332 | £3,968 | £8,044 | £0 | £0 | -£1,680 | -£10,198 |
Rent by the room upside
What we verified
3306
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPC~£3,000–£7,000 to upgrade to CD
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£1,609
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£10,198
Acquisition costs
25% deposit£41,250
Stamp duty£9,050
Refurb£10,764
Legal + survey£1,700
Mortgage + broker£3,475
Cash needed£66,239
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 well presented two bedroom end-terraced, nicely positioned on a no-through road in the village of Linthwaite. EPC D
Tucked away on a quiet no-through road, this well-presented two-bedroom end terraced property occupies a pleasant position in the popular village of Linthwaite. Offered to the market with no vendor chain, the property provides an excellent opportunity for a first-time buyer, downsizer or buy-to-let investor and benefits from attractive stone elevations, good-…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice