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Year 5 disposal
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10/ 100
Weak
5.98% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£343/mo — significantly negative — real recurring drain
- -5.3% 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
−£343/mo
You top up £343/mo
Price
£200K
No local sold comps to compare
Return · IRR
-5.3%/yr
Loses money over 5 years
Cash to get in
£78K
Deposit + fees + refurb
Return before costs on price 5.98%5-yr return on cash -21%Rent est. £997 (£896–£1,109)
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: £896–£1,109/mo · n=160
Financing
DepositYour cash in — the rest is the mortgage25% · £49,988
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 £149,962.5 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
-£343
after mortgage, operating costs & tax
Rent in£997/mo gross
£959/mo collected · £38/mo lost to voids
Where it goes
£781Mortgage£521Costs
Outgoings exceed rent — you top up £343/mo
Mortgage£781
Costs£521
Management£100
Maintenance£67
Insurance£20
CapEx reserve£50
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£343
Returns
Return before costs on price5.98%
Cash return on cash-5.26%
Gross margin£438
Cash needed£78,248
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.18
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 | £11,964 | £6,247 | £9,373 | £0 | £0 | -£3,656 | -£3,656 |
| Year 2 | £12,323 | £6,435 | £9,373 | £0 | £0 | -£3,484 | -£7,140 |
| Year 3 | £12,693 | £6,628 | £9,373 | £0 | £0 | -£3,308 | -£10,448 |
| Year 4 | £13,073 | £6,826 | £9,373 | £0 | £0 | -£3,126 | -£13,573 |
| Year 5 | £13,466 | £7,031 | £9,373 | £0 | £0 | -£2,938 | -£16,511 |
Disposal gain (gross)-£8,969
CGT£0
Net Disposal proceeds£215,242
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
OK
Floor
EWS1 typically required above 18m
Floor 0
Lender impact
Ground floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
Mortgageable
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 · 4.5 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 · 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
Rent it out wins — -£343/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 | 5.98% | -£343 | £78,248 | -21.1% | Low | Feasible |
| Housing-benefit rent | 4.49% | -£594 | £78,248 | -39.9% | Med | Feasible |
| Council lease | 0.00% | -£1,147 | £78,248 | -89.7% | Low | Feasible |
| Refurb & refinance | 5.98% | -£343 | £92,551 | -17.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £228,517 | 4% | 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
+£363/mo cash flow vs Rent it out if converted to Rent by the room
14.40% Return before costs on price converted vs 5.98% as-is
As-is Rent it out
Monthly profit-£175
Return before costs on price5.98%
Cash needed£61,886
If converted to Rent by the room
Monthly profit+£188
Return before costs on price14.40%
Cash needed£77,886
Δ vs Rent it out Monthly profit+£363
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
£44,000
Range: £38,000 – £52,000
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.
£42,690–£80,380full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£3,240–£5,670
- Replumb£2,430–£4,860
- Windows£8,100–£14,580
- Paint + decor£5,670–£10,530
- Flooring£8,910–£17,010
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£11,964
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£4,116
Exit costs
Projected sale price (5y · 2%/yr growth)£220,761
Capital gain (pre-CGT)£20,811
Sale costs (~2.5%)£5,519
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-£16,511
Rates as of Oct 2024
Acquisition costs
£78,248cash neededPurchase price£199,950
Deposit (25%)£49,988
Stamp duty+5% additional-property surcharge£11,497
Refurb£10,764
Legal + survey£2,000
Mortgage fees£3,999
Total cash neededdeposit + costs (loan covers the rest)£78,248
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
Situated in the heart of the popular Moortown area, this well-presented ground floor apartment offers spacious and comfortable accommodation and is ideally suited to a variety of buyers. The property is conveniently located for access to a range of local amenities, shops, cafés and transport links, making it a practical and appealing place to call home.
The apartment is accessed via a communal entrance with an intercom entry system, providing security and convenience. Upon e…
Floor plans
Listing metaonthemarket · Manning Stainton - Moortown
About this listing
OnTheMarketPrice history
No price history available.
Monthly profit
−£343
Cash needed
£78K
Return after costs
-5.26%
IRR
-5.27%
Arncliffe Grange, Leeds, West Yorkshire, Leeds
flat · 2 bed · 1 bath
£199,950
est £997 · 5.98% gross
1 / 13
10/100
Marginal
5.98% — verify the rent + comps locally.
5.98% Return before costs — around the area average for this property type.
Monthly profit −£343/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£200K
Return before costs
5.98%
est rent £997/monot enough comparablesRange £896–£1,109/mo (Q1–Q3)
Bedrooms
2
1 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: £896–£1,109/mo · n=160
Financing
DepositYour cash in — the rest is the mortgage25% · £49,988
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 £149,962.5 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
-£343
after mortgage, operating costs & tax
Rent in£997/mo gross
£959/mo collected · £38/mo lost to voids
Where it goes
£781Mortgage£521Costs
Outgoings exceed rent — you top up £343/mo
Mortgage£781
Costs£521
Management£100
Maintenance£67
Insurance£20
CapEx reserve£50
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£343
Returns
Return before costs on price5.98%
Cash return on cash-5.26%
Gross margin£438
Cash needed£78,248
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.18
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 | £11,964 | £6,247 | £9,373 | £0 | £0 | -£3,656 | -£3,656 |
| Year 2 | £12,323 | £6,435 | £9,373 | £0 | £0 | -£3,484 | -£7,140 |
| Year 3 | £12,693 | £6,628 | £9,373 | £0 | £0 | -£3,308 | -£10,448 |
| Year 4 | £13,073 | £6,826 | £9,373 | £0 | £0 | -£3,126 | -£13,573 |
| Year 5 | £13,466 | £7,031 | £9,373 | £0 | £0 | -£2,938 | -£16,511 |
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£1,875
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£16,511
Acquisition costs
25% deposit£49,988
Stamp duty£11,497
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£3,999
Cash needed£78,248
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
Situated in the heart of the popular Moortown area, this well-presented ground floor apartment offers spacious and comfortable accommodation and is ideally suited to a variety of buyers. The property is conveniently located for access to a range of local amenities, shops, cafés and transport links, making it a practical and appealing place to call home.
The apartment is accessed via a communal entrance with an intercom entry system, providing security and convenience. Upon e…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice