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Year 5 disposal
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37/ 100
Weak
7.74% return before costs — verify the rent + comps locally.
Why it works
- 7.74% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Monthly profit −£38/mo — mildly negative — equity build may cover
- -0.6% 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
−£38/mo
You top up £38/mo
Price
£120K
No local sold comps to compare
Return · IRR
-0.6%/yr
Loses money over 5 years
Cash to get in
£51K
Deposit + fees + refurb
Return before costs on price 7.74%5-yr return on cash 2%Rent est. £774 (£755–£793)
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: £755–£793/mo · n=15
Financing
DepositYour cash in — the rest is the mortgage25% · £30,000
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 £90,000 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£38
after mortgage, operating costs & tax
Rent in£774/mo gross
£744/mo collected · £30/mo lost to voids
Where it goes
£488Mortgage£295Costs
Outgoings exceed rent — you top up £38/mo
Mortgage£488
Costs£295
Management£77
Maintenance£50
Insurance£20
CapEx reserve£39
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£38
Returns
Return before costs on price7.74%
Cash return on cash-0.90%
Gross margin£449
Cash needed£51,264
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.53
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £9,288 | £3,542 | £5,850 | £0 | £0 | -£104 | -£104 |
| Year 2 | £9,567 | £3,648 | £5,850 | £0 | £13 | £56 | -£48 |
| Year 3 | £9,854 | £3,757 | £5,850 | £0 | £47 | £199 | £151 |
| Year 4 | £10,149 | £3,870 | £5,850 | £0 | £82 | £347 | £498 |
| Year 5 | £10,454 | £3,986 | £5,850 | £0 | £117 | £501 | £999 |
Disposal gain (gross)-£9,287
CGT£0
Net Disposal proceeds£129,177
What we verified
What we verified
41064 ok · 1 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
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 · 28 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 history9d on marketno cuts yet
Strategy matrix
Rent it out wins — -£38/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 | 7.74% | -£38 | £51,264 | 1.9% | Low | Feasible |
| Housing-benefit rent | 5.81% | -£234 | £51,264 | -20.0% | Med | Feasible |
| Council lease | 0.00% | -£662 | £51,264 | -78.7% | Low | Feasible |
| Refurb & refinance | 7.74% | -£38 | £61,570 | 1.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£174 | £142,770 | 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
+£484/mo cash flow vs Rent it out if converted to Rent by the room
24.00% Return before costs on price converted vs 7.74% as-is
As-is Rent it out
Monthly profit-£44
Return before costs on price7.74%
Cash needed£41,898
If converted to Rent by the room
Monthly profit+£441
Return before costs on price24.00%
Cash needed£57,898
Δ vs Rent it out Monthly profit+£484
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
£38,943–£72,000full refurb + room split
⚠️ Capped at 60% of £120,000 asking (£72,000). Raw model: £48,300–£89,300. Verify with a surveyor before offering.
What's in this cost
- Kitchen£7,256–£14,513
- 1 × bathroom£4,838–£8,869
- Rewire£2,903–£5,080
- Replumb£2,177–£4,354
- Windows£7,256–£13,062
- Paint + decor£5,805–£10,159
- Flooring£8,708–£15,964
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£9,288
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£461
Exit costs
Projected sale price (5y · 2%/yr growth)£132,490
Capital gain (pre-CGT)£12,490
Sale costs (~2.5%)£3,312
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£999
Rates as of Oct 2024
Acquisition costs
£51,264cash neededPurchase price£120,000
Deposit (25%)£30,000
Stamp duty+5% additional-property surcharge£6,000
Refurb£10,764
Legal + survey£1,700
Mortgage fees£2,800
Total cash neededdeposit + costs (loan covers the rest)£51,264
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
INVESTMENT OPPORTUNITY – TWO BEDROOM GRADE II LISTED COTTAGE OVERDWELLING. EPC EXEMPT
Offered to the market specifically for investor landlords, this characterful two-bedroom Grade II listed cottage overdwelling presents an excellent opportunity for those looking to start or expand an existing property portfolio. Well presented throughout and situated in the popular village of Linthwaite, the property offers practical, easily managed accommodation together with an enclosed g…
Floor plans
Listing metaonthemarket · Ryder & Dutton - Slaithwaite
About this listing
9 days · OnTheMarketPrice history
5-year price trend
Monthly profit
−£38
Cash needed
£51K
Return after costs
-0.90%
IRR
-0.57%
Listed 9d ago
Manchester Road, Linthwaite, Huddersfield, West Yorkshire, HD7, Huddersfield, HD7
terraced · 2 bed · 1 bath
£120,000
est £774 · 7.74% gross
Listed building
1 / 5
37/100
Marginal
7.74% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.74% Return before costs — above-market
Price
£120K
Return before costs
7.74%
est rent £774/monot enough comparablesRange £755–£793/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: £755–£793/mo · n=15
Financing
DepositYour cash in — the rest is the mortgage25% · £30,000
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 £90,000 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£38
after mortgage, operating costs & tax
Rent in£774/mo gross
£744/mo collected · £30/mo lost to voids
Where it goes
£488Mortgage£295Costs
Outgoings exceed rent — you top up £38/mo
Mortgage£488
Costs£295
Management£77
Maintenance£50
Insurance£20
CapEx reserve£39
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£38
Returns
Return before costs on price7.74%
Cash return on cash-0.90%
Gross margin£449
Cash needed£51,264
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.53
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £9,288 | £3,542 | £5,850 | £0 | £0 | -£104 | -£104 |
| Year 2 | £9,567 | £3,648 | £5,850 | £0 | £13 | £56 | -£48 |
| Year 3 | £9,854 | £3,757 | £5,850 | £0 | £47 | £199 | £151 |
| Year 4 | £10,149 | £3,870 | £5,850 | £0 | £82 | £347 | £498 |
| Year 5 | £10,454 | £3,986 | £5,850 | £0 | £117 | £501 | £999 |
Rent by the room upside
What we verified
3216
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
HeritageListed building / conservation areaListed
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£1,170
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£999
Acquisition costs
25% deposit£30,000
Stamp duty£6,000
Refurb£10,764
Legal + survey£1,700
Mortgage + broker£2,800
Cash needed£51,264
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
INVESTMENT OPPORTUNITY – TWO BEDROOM GRADE II LISTED COTTAGE OVERDWELLING. EPC EXEMPT
Offered to the market specifically for investor landlords, this characterful two-bedroom Grade II listed cottage overdwelling presents an excellent opportunity for those looking to start or expand an existing property portfolio. Well presented throughout and situated in the popular village of Linthwaite, the property offers practical, easily managed accommodation together with an enclosed g…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice