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Year 5 disposal
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40/ 100
Caution
8.01% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 8.01% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£149/mo — mildly negative — equity build may cover
- -2.2% 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
−£149/mo
You top up £149/mo
Price
£165K
No local sold comps to compare
Return · IRR
-2.2%/yr
Loses money over 5 years
Cash to get in
£71K
Deposit + fees + refurb
Return before costs on price 8.01%5-yr return on cash -6%Rent est. £1,101 (£1,001–£1,211)
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: £1,001–£1,211/mo · n=14
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£149
after mortgage, operating costs & tax
Rent in£1,101/mo gross
£1,059/mo collected · £42/mo lost to voids
Where it goes
£670Mortgage£537Costs
Outgoings exceed rent — you top up £149/mo
Mortgage£670
Costs£537
Management£110
Maintenance£67
Insurance£20
CapEx reserve£55
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£149
Returns
Return before costs on price8.01%
Cash return on cash-2.52%
Gross margin£522
Cash needed£70,886
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.58
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 | £13,212 | £6,444 | £8,044 | £0 | £0 | -£1,276 | -£1,276 |
| Year 2 | £13,608 | £6,637 | £8,044 | £0 | £0 | -£1,073 | -£2,348 |
| Year 3 | £14,017 | £6,836 | £8,044 | £0 | £0 | -£863 | -£3,211 |
| Year 4 | £14,437 | £7,041 | £8,044 | £0 | £0 | -£648 | -£3,859 |
| Year 5 | £14,870 | £7,253 | £8,044 | £0 | £0 | -£426 | -£4,285 |
Disposal gain (gross)-£13,542
CGT£0
Net Disposal proceeds£177,619
What we verified
What we verified
32073 ok · 2 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Conversion approvability
Per-property planning assessment
Likely approvable64% likely
Confidence: low
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 63% (175 decisions)
- NOTE: this council assesses HMO concentration by none, not a radius percentage — the radius figures below are indicative only
- NO HMO concentration data for this council: neither a licensed register nor granted change-of-use decisions nearby. This is ABSENCE OF DATA, not absence of HMOs — verify with the council before relying on it
Rent by the room concentration nearby
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
Rates as of May 2026
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
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
Verify
Lender impact
No EWS1 / floor info in description. Buildings > 11 m need EWS1 or PAS 9980 — confirm height + status with the agent before offering.
Verify with lender
A1/A2 = mortgageable · B1 = mortgageable with plan · B2 = remediation required
RICS EWS1 guidance →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 cohortLS8 · 3 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Leeds · 4.4 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
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 history0d on marketno cuts yet
Strategy matrix
Rent it out wins — -£149/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 | 8.01% | -£149 | £70,886 | -6.0% | Low | Feasible |
| Housing-benefit rent | 6.01% | -£426 | £70,886 | -29.0% | Med | Feasible |
| Council lease | 0.00% | -£1,036 | £70,886 | -89.6% | Low | Feasible |
| Refurb & refinance | 8.01% | -£149 | £85,180 | -5.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £197,205 | 1% | Med | Feasible |
| Rent by the room | 13.09% | -£206 | £70,886 | -2.5% | — | 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
+£261/mo cash flow vs Rent it out if converted to Rent by the room
17.45% Return before costs on price converted vs 8.01% as-is
As-is Rent it out
Monthly profit+£37
Return before costs on price8.01%
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+£261
Show conversion detail
Conversion cost estimate
£50,400
Range: £44,100 – £58,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 64% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 63% (175 decisions)
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
£53,693–£99,000full refurb + room split
⚠️ Capped at 60% of £165,000 asking (£99,000). Raw model: £55,700–£102,700. Verify with a surveyor before offering.
What's in this cost
- Kitchen£8,676–£17,352
- 1 × bathroom£5,784–£10,604
- Rewire£4,241–£7,423
- Replumb£3,181–£6,362
- Windows£10,604–£19,087
- Paint + decor£8,483–£14,845
- Flooring£12,724–£23,328
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Leeds HMO Article 4 — A4D01 (official council polygon)
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
Tax treatment
Annual gross rent£13,212
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,784
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-£4,285
Rates as of Oct 2024
Acquisition costs
£70,886cash neededPurchase price£165,000
Deposit (25%)£41,250
Stamp duty+5% additional-property surcharge£9,050
Refurb£15,111
Legal + survey£2,000
Mortgage fees£3,475
Total cash neededdeposit + costs (loan covers the rest)£70,886
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
Spacious Three-Bedroom First Floor Apartment | South-Facing Rear Aspect | Balcony | No Onward Chain
Offering considerably more space than many apartments, this generously proportioned three-bedroom first floor flat is ideally positioned in a popular cul-de-sac location, just a short stroll from Oakwood and within easy reach of Leeds city centre.
The flat is ready to move into and enjoy straight away, while also offering the opportunity for some updating and a few thoughtful…
Floor plans
Listing metaonthemarket · Preston Baker - Leeds
About this listing
OnTheMarketPrice history
5-year price trend
Monthly profit
−£149
Cash needed
£71K
Return after costs
-2.52%
IRR
-2.23%
Newton Court, Oakwood, Leeds, LS8, Leeds, LS8
flat · 3 bed · 1 bath
£165,000
est £1,101 · 8.01% gross
1 / 20
40/100
Caution
8.01% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.01% Return before costs — above-market
Price
£165K
Return before costs
8.01%
est rent £1,101/monot enough comparablesRange £1,001–£1,211/mo (Q1–Q3)
Bedrooms
3
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: £1,001–£1,211/mo · n=14
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£149
after mortgage, operating costs & tax
Rent in£1,101/mo gross
£1,059/mo collected · £42/mo lost to voids
Where it goes
£670Mortgage£537Costs
Outgoings exceed rent — you top up £149/mo
Mortgage£670
Costs£537
Management£110
Maintenance£67
Insurance£20
CapEx reserve£55
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£149
Returns
Return before costs on price8.01%
Cash return on cash-2.52%
Gross margin£522
Cash needed£70,886
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.58
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 | £13,212 | £6,444 | £8,044 | £0 | £0 | -£1,276 | -£1,276 |
| Year 2 | £13,608 | £6,637 | £8,044 | £0 | £0 | -£1,073 | -£2,348 |
| Year 3 | £14,017 | £6,836 | £8,044 | £0 | £0 | -£863 | -£3,211 |
| Year 4 | £14,437 | £7,041 | £8,044 | £0 | £0 | -£648 | -£3,859 |
| Year 5 | £14,870 | £7,253 | £8,044 | £0 | £0 | -£426 | -£4,285 |
Rent by the room upside
What we verified
4107
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeLeasehold
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 / 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£1,609
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£4,285
Acquisition costs
25% deposit£41,250
Stamp duty£9,050
Refurb£15,111
Legal + survey£2,000
Mortgage + broker£3,475
Cash needed£70,886
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
Spacious Three-Bedroom First Floor Apartment | South-Facing Rear Aspect | Balcony | No Onward Chain
Offering considerably more space than many apartments, this generously proportioned three-bedroom first floor flat is ideally positioned in a popular cul-de-sac location, just a short stroll from Oakwood and within easy reach of Leeds city centre.
The flat is ready to move into and enjoy straight away, while also offering the opportunity for some updating and a few thoughtful…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice