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Year 5 disposal
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0/ 100
Weak
3.63% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- 3.63% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£745/mo — heavily negative — needs monthly capital injection
- -7.1% 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
−£745/mo
You top up £745/mo
Price
£350K
No local sold comps to compare
Return · IRR
-7.1%/yr
Loses money over 5 years
Cash to get in
£136K
Deposit + fees + refurb
Return before costs on price 3.63%5-yr return on cash -29%Rent est. £1,059 (£1,045–£1,073)
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: £1,045–£1,073/mo · n=11
Financing
DepositYour cash in — the rest is the mortgage25% · £87,500
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 £262,500 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 £200K–£400K
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£745
after mortgage, operating costs & tax
Rent in£1,059/mo gross
£1,018/mo collected · £41/mo lost to voids
Where it goes
£1,367Mortgage£396Costs
Outgoings exceed rent — you top up £745/mo
Mortgage£1,367
Costs£396
Management£106
Maintenance£100
Insurance£28
CapEx reserve£53
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£745
Returns
Return before costs on price3.63%
Cash return on cash-6.57%
Gross margin£622
Cash needed£136,011
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.72
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 | £12,708 | £4,751 | £16,406 | £0 | £0 | -£8,449 | -£8,449 |
| Year 2 | £13,089 | £4,893 | £16,406 | £0 | £0 | -£8,210 | -£16,659 |
| Year 3 | £13,482 | £5,040 | £16,406 | £0 | £0 | -£7,964 | -£24,624 |
| Year 4 | £13,886 | £5,191 | £16,406 | £0 | £0 | -£7,711 | -£32,335 |
| Year 5 | £14,303 | £5,347 | £16,406 | £0 | £0 | -£7,450 | -£39,785 |
Disposal gain (gross)-£15,493
CGT£0
Net Disposal proceeds£376,768
What we verified
What we verified
30083 ok · 0 caution · 0 fail · 8 unknown
Legal & planning
LeaseholdAsk agent
Tenure & planningAsk agent
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
University of Leeds · 25.1 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 · 3-bath · 990 sqft
£32k–£62k
£ per sqft
building cost only
£32–£63
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 3 × bathroom · Full strip + retile£9,975–£19,950
- 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 — -£745/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 | 3.63% | -£745 | £136,011 | -29.3% | Low | Feasible |
| Housing-benefit rent | 2.72% | -£1,011 | £136,011 | -40.8% | Med | Feasible |
| Council lease | 0.00% | -£1,599 | £136,011 | -71.2% | Low | Feasible |
| Refurb & refinance | 3.63% | -£745 | £159,555 | -24.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£232 | £398,305 | 5% | Med | Feasible |
| Rent by the room | 6.17% | -£763 | £136,011 | -25.5% | — | 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
+£356/mo cash flow vs Rent it out if converted to Rent by the room
8.23% Return before costs on price converted vs 3.63% as-is
As-is Rent it out
Monthly profit-£711
Return before costs on price3.63%
Cash needed£99,398
If converted to Rent by the room
Monthly profit-£354
Return before costs on price8.23%
Cash needed£115,398
Δ vs Rent it out Monthly profit+£356
Show conversion detail
Conversion cost estimate
£40,000
Range: £34,000 – £48,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£60,390–£112,980full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 3 × bathroom£17,100–£31,350
- 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
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£12,708
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£8,938
Exit costs
Projected sale price (5y · 2%/yr growth)£386,428
Capital gain (pre-CGT)£36,428
Sale costs (~2.5%)£9,661
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-£39,785
Rates as of Oct 2024
Acquisition costs
£136,011cash neededPurchase price£350,000
Deposit (25%)£87,500
Stamp duty+5% additional-property surcharge£25,000
Refurb£15,111
Legal + survey£2,150
Mortgage fees£6,250
Total cash neededdeposit + costs (loan covers the rest)£136,011
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
This beautifully designed three-bedroom detached new build property on Longwood Road, HD3 offers spacious and versatile accommodation set across three floors, finished to a high contemporary standard throughout. Perfectly suited to modern family living, the property combines stylish interiors with practical living space in a highly sought-after location.The ground floor briefly comprises a stunning open-plan kitchen and dining area featuring sleek modern units, integrated app…
Floor plans
Listing metaonthemarket · Huddersfield Sales & Lettings - Huddersfield
About this listing
OnTheMarketPrice history
No price history available.
Monthly profit
−£745
Cash needed
£136K
Return after costs
-6.57%
IRR
-7.12%
Longwood Road, Huddersfield, Huddersfield
detached · 3 bed · 3 bath
£350,000
est £1,059 · 3.63% gross
1 / 21
0/100
Marginal
3.63% — verify the rent + comps locally.
3.63% Return before costs — around the area average for this property type.
Monthly profit −£745/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£350K
Return before costs
3.63%
est rent £1,059/monot enough comparablesRange £1,045–£1,073/mo (Q1–Q3)
Bedrooms
3
3 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: £1,045–£1,073/mo · n=11
Financing
DepositYour cash in — the rest is the mortgage25% · £87,500
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 £262,500 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 £200K–£400K
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£745
after mortgage, operating costs & tax
Rent in£1,059/mo gross
£1,018/mo collected · £41/mo lost to voids
Where it goes
£1,367Mortgage£396Costs
Outgoings exceed rent — you top up £745/mo
Mortgage£1,367
Costs£396
Management£106
Maintenance£100
Insurance£28
CapEx reserve£53
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£745
Returns
Return before costs on price3.63%
Cash return on cash-6.57%
Gross margin£622
Cash needed£136,011
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.72
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 | £12,708 | £4,751 | £16,406 | £0 | £0 | -£8,449 | -£8,449 |
| Year 2 | £13,089 | £4,893 | £16,406 | £0 | £0 | -£8,210 | -£16,659 |
| Year 3 | £13,482 | £5,040 | £16,406 | £0 | £0 | -£7,964 | -£24,624 |
| Year 4 | £13,886 | £5,191 | £16,406 | £0 | £0 | -£7,711 | -£32,335 |
| Year 5 | £14,303 | £5,347 | £16,406 | £0 | £0 | -£7,450 | -£39,785 |
Rent by the room upside
What we verified
4007
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeAsk agent
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£3,281
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£39,785
Acquisition costs
25% deposit£87,500
Stamp duty£25,000
Refurb£15,111
Legal + survey£2,150
Mortgage + broker£6,250
Cash needed£136,011
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 beautifully designed three-bedroom detached new build property on Longwood Road, HD3 offers spacious and versatile accommodation set across three floors, finished to a high contemporary standard throughout. Perfectly suited to modern family living, the property combines stylish interiors with practical living space in a highly sought-after location.The ground floor briefly comprises a stunning open-plan kitchen and dining area featuring sleek modern units, integrated app…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice