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Year 5 disposal
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4/ 100
Weak
5.35% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£262/mo — significantly negative — real recurring drain
- -4.1% 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
−£262/mo
You top up £262/mo
Price
£185K
No local sold comps to compare
Return · IRR
-4.1%/yr
Loses money over 5 years
Cash to get in
£74K
Deposit + fees + refurb
Return before costs on price 5.35%5-yr return on cash -16%Rent est. £825 (£807–£843)
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: £807–£843/mo · n=12
Financing
DepositYour cash in — the rest is the mortgage25% · £46,250
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 (£8,970–£16,744 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £138,750 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£262
after mortgage, operating costs & tax
Rent in£825/mo gross
£793/mo collected · £32/mo lost to voids
Where it goes
£752Mortgage£304Costs
Outgoings exceed rent — you top up £262/mo
Mortgage£752
Costs£304
Management£83
Maintenance£50
Insurance£20
CapEx reserve£41
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£262
Returns
Return before costs on price5.35%
Cash return on cash-4.24%
Gross margin£490
Cash needed£74,135
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.06
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 | £9,900 | £3,643 | £9,019 | £0 | £0 | -£2,762 | -£2,762 |
| Year 2 | £10,197 | £3,752 | £9,019 | £0 | £0 | -£2,574 | -£5,336 |
| Year 3 | £10,503 | £3,865 | £9,019 | £0 | £0 | -£2,381 | -£7,716 |
| Year 4 | £10,818 | £3,981 | £9,019 | £0 | £0 | -£2,182 | -£9,898 |
| Year 5 | £11,143 | £4,100 | £9,019 | £0 | £0 | -£1,976 | -£11,874 |
Disposal gain (gross)-£9,961
CGT£0
Net Disposal proceeds£199,149
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
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 cohortHD8 8HY · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Leeds · 25.4 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
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 history0d on marketno cuts yet
Strategy matrix
Council lease wins — -£224/mo · £37/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 5.35% | -£262 | £74,135 | -16.0% | Low | Feasible |
| Housing-benefit rent | 3.40% | -£542 | £74,135 | -39.4% | Med | Feasible |
| ⭐ Council lease | 5.35% | -£224 | £74,135 | -15.5% | Low | Feasible |
| Refurb & refinance | 5.35% | -£262 | £88,169 | -13.5% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£174 | £213,894 | 4% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Kirklees · cap £524/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Kirklees
- LHA monthly cap:
- £524
- Scheme type:
- none
- Premium:
- +900% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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
+£491/mo cash flow vs Rent it out if converted to Rent by the room
15.57% Return before costs on price converted vs 5.35% as-is
As-is Rent it out
Monthly profit-£256
Return before costs on price5.35%
Cash needed£58,148
If converted to Rent by the room
Monthly profit+£235
Return before costs on price15.57%
Cash needed£74,148
Δ vs Rent it out Monthly profit+£491
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
£48,300–£89,300full refurb + room split
What's in this cost
- Kitchen£9,000–£18,000
- 1 × bathroom£6,000–£11,000
- 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 score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodBirdsedge First SchoolPrimary · Academy converter · HD8 8XR
- GoodDenby Dale First and Nursery SchoolPrimary · Community school · HD8 8SG
- GoodShelley First SchoolPrimary · Academy converter · HD8 8HU
- GoodShepley First SchoolPrimary · Community school · HD8 8DD
- Not ratedDenby Church of England Voluntary Aided First SchoolPrimary · Voluntary aided school · HD8 8UN
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
Annual gross rent£9,900
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,143
Exit costs
Projected sale price (5y · 2%/yr growth)£204,255
Capital gain (pre-CGT)£19,255
Sale costs (~2.5%)£5,106
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-£11,874
Rates as of Oct 2024
Acquisition costs
£74,135cash neededPurchase price£185,000
Deposit (25%)£46,250
Stamp duty+5% additional-property surcharge£10,450
Refurb£11,960
Legal + survey£1,700
Mortgage fees£3,775
Total cash neededdeposit + costs (loan covers the rest)£74,135
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
This charming end-terrace house sits on the outskirts of Shelley village with lovely character features and briefly comprises:- open plan living kitchen, large cellar, two neutrally decorated first floor bedrooms and spacious house bathroom. To the front of the property is an enclosed garden with a timber built seating area and to the rear is a small garden area with beautiful views over neighbouring fields. Located within walking distance of Shelley village centre there are…
Floor plans
Listing metaonthemarket · Paisley Properties - Skelmanthorpe
About this listing
OnTheMarketPrice history
5-year price trend
Monthly profit
−£262
Cash needed
£74K
Return after costs
-4.24%
IRR
-4.09%
Penistone Road, Shelley, Huddersfield, HD8 8HY, Huddersfield, HD8 8HY
terraced · 2 bed · 1 bath
£185,000
est £825 · 5.35% gross
EPC D
1 / 23
4/100
Marginal
5.35% — verify the rent + comps locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£185K
Return before costs
5.35%
est rent £825/monot enough comparablesRange £807–£843/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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: £807–£843/mo · n=12
Financing
DepositYour cash in — the rest is the mortgage25% · £46,250
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 (£8,970–£16,744 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £138,750 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£262
after mortgage, operating costs & tax
Rent in£825/mo gross
£793/mo collected · £32/mo lost to voids
Where it goes
£752Mortgage£304Costs
Outgoings exceed rent — you top up £262/mo
Mortgage£752
Costs£304
Management£83
Maintenance£50
Insurance£20
CapEx reserve£41
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£262
Returns
Return before costs on price5.35%
Cash return on cash-4.24%
Gross margin£490
Cash needed£74,135
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.06
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Kirklees · cap £524/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Kirklees
- LHA monthly cap:
- £524
- Scheme type:
- none
- Premium:
- +900% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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 | £9,900 | £3,643 | £9,019 | £0 | £0 | -£2,762 | -£2,762 |
| Year 2 | £10,197 | £3,752 | £9,019 | £0 | £0 | -£2,574 | -£5,336 |
| Year 3 | £10,503 | £3,865 | £9,019 | £0 | £0 | -£2,381 | -£7,716 |
| Year 4 | £10,818 | £3,981 | £9,019 | £0 | £0 | -£2,182 | -£9,898 |
| Year 5 | £11,143 | £4,100 | £9,019 | £0 | £0 | -£1,976 | -£11,874 |
Rent by the room upside
What we verified
3306
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPC~£3,000–£7,000 to upgrade to CD
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£1,804
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£11,874
Acquisition costs
25% deposit£46,250
Stamp duty£10,450
Refurb£11,960
Legal + survey£1,700
Mortgage + broker£3,775
Cash needed£74,135
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 charming end-terrace house sits on the outskirts of Shelley village with lovely character features and briefly comprises:- open plan living kitchen, large cellar, two neutrally decorated first floor bedrooms and spacious house bathroom. To the front of the property is an enclosed garden with a timber built seating area and to the rear is a small garden area with beautiful views over neighbouring fields. Located within walking distance of Shelley village centre there are…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice