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Year 5 disposal
⊞ View all 16
23/ 100
Weak
7.33% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.33% return before costs — above-market
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£208/mo — significantly negative — real recurring drain
- -3.5% 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
−£208/mo
You top up £208/mo
Price
£170K
No local sold comps to compare
Return · IRR
-3.5%/yr
Loses money over 5 years
Cash to get in
£68K
Deposit + fees + refurb
Return before costs on price 7.33%5-yr return on cash -12%Rent est. £1,038 (£946–£1,139)
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: £946–£1,139/mo · n=14
Financing
DepositYour cash in — the rest is the mortgage25% · £42,500
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 (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £127,500 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
-£208
after mortgage, operating costs & tax
Rent in£1,038/mo gross
£998/mo collected · £40/mo lost to voids
Where it goes
£691Mortgage£516Costs
Outgoings exceed rent — you top up £208/mo
Mortgage£691
Costs£516
Management£104
Maintenance£67
Insurance£20
CapEx reserve£52
Voids + council tax£6
Service charge + ground rent£163
Ltd co. accounts£104
Tax—
Shortfall−£208
Returns
Return before costs on price7.33%
Cash return on cash-3.66%
Gross margin£483
Cash needed£68,214
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.45
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 | £12,456 | £6,186 | £8,288 | £0 | £0 | -£2,018 | -£2,018 |
| Year 2 | £12,830 | £6,372 | £8,288 | £0 | £0 | -£1,830 | -£3,848 |
| Year 3 | £13,215 | £6,563 | £8,288 | £0 | £0 | -£1,636 | -£5,484 |
| Year 4 | £13,611 | £6,760 | £8,288 | £0 | £0 | -£1,437 | -£6,920 |
| Year 5 | £14,019 | £6,963 | £8,288 | £0 | £0 | -£1,231 | -£8,151 |
Disposal gain (gross)-£9,163
CGT£0
Net Disposal proceeds£183,001
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
SchoolsChecking…
Schools& Ofsted catchmentGIAS register
No schools indexed for this postcode sector.
Investor
Tenant profileMixed demand
Tenant profilelikely cohortLS4 · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Leeds · 1.7 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 — -£208/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 | 7.33% | -£208 | £68,214 | -11.9% | Low | Feasible |
| Housing-benefit rent | 5.50% | -£469 | £68,214 | -34.5% | Med | Feasible |
| Council lease | 0.00% | -£1,045 | £68,214 | -93.8% | Low | Feasible |
| Refurb & refinance | 7.33% | -£208 | £81,020 | -10.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£354 | £196,470 | 3% | 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
+£307/mo cash flow vs Rent it out if converted to Rent by the room
16.94% Return before costs on price converted vs 7.33% as-is
As-is Rent it out
Monthly profit-£25
Return before costs on price7.33%
Cash needed£54,398
If converted to Rent by the room
Monthly profit+£282
Return before costs on price16.94%
Cash needed£70,398
Δ vs Rent it out Monthly profit+£307
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
£42,000
Range: £35,700 – £50,400
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.
£54,300–£100,300full refurb + room split
What's in this cost
- Kitchen£9,000–£18,000
- 2 × bathroom£12,000–£22,000
- 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 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£12,456
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,497
Exit costs
Projected sale price (5y · 2%/yr growth)£187,694
Capital gain (pre-CGT)£17,694
Sale costs (~2.5%)£4,692
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-£8,151
Rates as of Oct 2024
Acquisition costs
£68,214cash neededPurchase price£170,000
Deposit (25%)£42,500
Stamp duty+5% additional-property surcharge£9,400
Refurb£10,764
Legal + survey£2,000
Mortgage fees£3,550
Total cash neededdeposit + costs (loan covers the rest)£68,214
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
*Modern Upper Floor Apartment/Flat* This 2-bedroom property boasts communal gardens, resident parking, and an excellent First Time Buyer or investment opportunity. With resident and street parking available, this apartment is a perfect blend of convenience and comfort. Ideal for both homeowners and investors.
GENERAL Presented to the market with the benefit of NO ONWARD CHAIN, this is a well-loved and maintained apartment with electric heating and uPVC double-glazing. the pr…
Floor plans
Listing metaonthemarket · Linley & Simpson - North Leeds
About this listing
OnTheMarketPrice history
5-year price trend
Monthly profit
−£208
Cash needed
£68K
Return after costs
-3.66%
IRR
-3.52%
Abbots Mews, Burley, Leeds, LS4, Leeds, LS4
flat · 2 bed · 2 bath
£170,000
est £1,038 · 7.33% gross
1 / 16
23/100
Marginal
7.33% — verify the rent + comps locally.
7.33% Return before costs — above-market
Price
£170K
Return before costs
7.33%
est rent £1,038/monot enough comparablesRange £946–£1,139/mo (Q1–Q3)
Bedrooms
2
2 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: £946–£1,139/mo · n=14
Financing
DepositYour cash in — the rest is the mortgage25% · £42,500
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 (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £127,500 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
-£208
after mortgage, operating costs & tax
Rent in£1,038/mo gross
£998/mo collected · £40/mo lost to voids
Where it goes
£691Mortgage£516Costs
Outgoings exceed rent — you top up £208/mo
Mortgage£691
Costs£516
Management£104
Maintenance£67
Insurance£20
CapEx reserve£52
Voids + council tax£6
Service charge + ground rent£163
Ltd co. accounts£104
Tax—
Shortfall−£208
Returns
Return before costs on price7.33%
Cash return on cash-3.66%
Gross margin£483
Cash needed£68,214
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.45
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 | £12,456 | £6,186 | £8,288 | £0 | £0 | -£2,018 | -£2,018 |
| Year 2 | £12,830 | £6,372 | £8,288 | £0 | £0 | -£1,830 | -£3,848 |
| Year 3 | £13,215 | £6,563 | £8,288 | £0 | £0 | -£1,636 | -£5,484 |
| Year 4 | £13,611 | £6,760 | £8,288 | £0 | £0 | -£1,437 | -£6,920 |
| Year 5 | £14,019 | £6,963 | £8,288 | £0 | £0 | -£1,231 | -£8,151 |
Rent by the room upside
What we verified
3307
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
Ground rentDoubling clauses kill mortgageability£150/yr
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£1,658
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£8,151
Acquisition costs
25% deposit£42,500
Stamp duty£9,400
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£3,550
Cash needed£68,214
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
*Modern Upper Floor Apartment/Flat* This 2-bedroom property boasts communal gardens, resident parking, and an excellent First Time Buyer or investment opportunity. With resident and street parking available, this apartment is a perfect blend of convenience and comfort. Ideal for both homeowners and investors.
GENERAL Presented to the market with the benefit of NO ONWARD CHAIN, this is a well-loved and maintained apartment with electric heating and uPVC double-glazing. the pr…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice