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Year 5 disposal
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45/ 100
Caution
8.51% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 8.51% 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 −£96/mo — mildly negative — equity build may cover
- -1.6% 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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£96/mo
You top up £96/mo
Price
£150K
No local sold comps to compare
Return · IRR
-1.6%/yr
Loses money over 5 years
Cash to get in
£62K
Deposit + fees + refurb
Return before costs on price 8.51%5-yr return on cash -2%Rent est. £1,064 (£993–£1,140)
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: £993–£1,140/mo · n=119
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £112,500 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£96
after mortgage, operating costs & tax
Rent in£1,064/mo gross
£1,023/mo collected · £41/mo lost to voids
Where it goes
£586Mortgage£533Costs
Outgoings exceed rent — you top up £96/mo
Mortgage£586
Costs£533
Management£106
Maintenance£67
Insurance£20
CapEx reserve£53
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£96
Returns
Return before costs on price8.51%
Cash return on cash-1.87%
Gross margin£490
Cash needed£61,514
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.68
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 | £12,768 | £6,397 | £7,031 | £0 | £0 | -£660 | -£660 |
| Year 2 | £13,151 | £6,589 | £7,031 | £0 | £0 | -£469 | -£1,129 |
| Year 3 | £13,546 | £6,786 | £7,031 | £0 | £0 | -£272 | -£1,401 |
| Year 4 | £13,952 | £6,990 | £7,031 | £0 | £0 | -£69 | -£1,470 |
| Year 5 | £14,370 | £7,200 | £7,031 | £0 | £27 | £113 | -£1,357 |
Disposal gain (gross)-£9,292
CGT£0
Net Disposal proceeds£161,472
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
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
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
SchoolsNo postcode
Schools& Ofsted catchmentGIAS register
No schools indexed for this postcode sector.
Investor
Tenant profileMixed demand
Tenant profilelikely cohort2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Leeds · 2.5 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 · 2-bath · 810 sqft
£25k–£49k
£ per sqft
building cost only
£31–£61
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- 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 history0d on marketno cuts yet
Strategy matrix
Rent it out wins — -£96/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 | 8.51% | -£96 | £61,514 | -2.2% | Low | Feasible |
| Housing-benefit rent | 6.38% | -£366 | £61,514 | -28.0% | Med | Feasible |
| Council lease | 0.00% | -£952 | £61,514 | -95.1% | Low | Feasible |
| Refurb & refinance | 8.51% | -£96 | £73,320 | -1.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £175,070 | 2% | 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
+£285/mo cash flow vs Rent it out if converted to Rent by the room
19.20% Return before costs on price converted vs 8.51% as-is
As-is Rent it out
Monthly profit+£60
Return before costs on price8.51%
Cash needed£49,398
If converted to Rent by the room
Monthly profit+£346
Return before costs on price19.20%
Cash needed£65,398
Δ vs Rent it out Monthly profit+£285
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
£40,000
Range: £34,000 – £48,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 69% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- no local HMO decisions on record
≈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.
£47,948–£90,000full refurb + room split
⚠️ Capped at 60% of £150,000 asking (£90,000). Raw model: £48,390–£90,830. Verify with a surveyor before offering.
What's in this cost
- Kitchen£8,561–£17,122
- 2 × bathroom£11,296–£20,709
- Rewire£3,210–£5,618
- Replumb£2,408–£4,816
- Windows£8,026–£14,447
- Paint + decor£5,618–£10,434
- Flooring£8,829–£16,855
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
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£12,768
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,151
Exit costs
Projected sale price (5y · 2%/yr growth)£165,612
Capital gain (pre-CGT)£15,612
Sale costs (~2.5%)£4,140
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-£1,357
Rates as of Oct 2024
Acquisition costs
£61,514cash neededPurchase price£150,000
Deposit (25%)£37,500
Stamp duty+5% additional-property surcharge£8,000
Refurb£10,764
Legal + survey£2,000
Mortgage fees£3,250
Total cash neededdeposit + costs (loan covers the rest)£61,514
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
SUMMARY Well-presented upper floor apartment offering spacious and modern accommodation in a convenient Leeds location. Featuring an impressive open plan living space, two generous double bedrooms, two shower rooms, and allocated parking, this property is ideal for first-time buyers and investors.
DESCRIPTION Situated in a convenient Leeds location, this spacious upper floor apartment offers well-presented accommodation throughout and is ideal for first-time buyers, professi…
Floor plans
Listing metaonthemarket · William H Brown - Headingley, Leeds
About this listing
OnTheMarketPrice history
No price history available.
Monthly profit
−£96
Cash needed
£62K
Return after costs
-1.87%
IRR
-1.63%
Cross Green Lane, Leeds, Leeds
flat · 2 bed · 2 bath
£150,000
est £1,064 · 8.51% gross
1 / 5
45/100
Caution
8.51% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.51% Return before costs — above-market
Price
£150K
Return before costs
8.51%
est rent £1,064/monot enough comparablesRange £993–£1,140/mo (Q1–Q3)
Bedrooms
2
2 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: £993–£1,140/mo · n=119
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £112,500 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£96
after mortgage, operating costs & tax
Rent in£1,064/mo gross
£1,023/mo collected · £41/mo lost to voids
Where it goes
£586Mortgage£533Costs
Outgoings exceed rent — you top up £96/mo
Mortgage£586
Costs£533
Management£106
Maintenance£67
Insurance£20
CapEx reserve£53
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£96
Returns
Return before costs on price8.51%
Cash return on cash-1.87%
Gross margin£490
Cash needed£61,514
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.68
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 | £12,768 | £6,397 | £7,031 | £0 | £0 | -£660 | -£660 |
| Year 2 | £13,151 | £6,589 | £7,031 | £0 | £0 | -£469 | -£1,129 |
| Year 3 | £13,546 | £6,786 | £7,031 | £0 | £0 | -£272 | -£1,401 |
| Year 4 | £13,952 | £6,990 | £7,031 | £0 | £0 | -£69 | -£1,470 |
| Year 5 | £14,370 | £7,200 | £7,031 | £0 | £27 | £113 | -£1,357 |
Rent by the room upside
What we verified
2306
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
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 · OfstedNo postcode
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£1,406
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£1,357
Acquisition costs
25% deposit£37,500
Stamp duty£8,000
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£3,250
Cash needed£61,514
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
SUMMARY Well-presented upper floor apartment offering spacious and modern accommodation in a convenient Leeds location. Featuring an impressive open plan living space, two generous double bedrooms, two shower rooms, and allocated parking, this property is ideal for first-time buyers and investors.
DESCRIPTION Situated in a convenient Leeds location, this spacious upper floor apartment offers well-presented accommodation throughout and is ideal for first-time buyers, professi…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice