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Year 5 disposal
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0/ 100
Weak
3.33% 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
- 3.33% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£954/mo — heavily negative — needs monthly capital injection
- -9.0% 5y IRR — capital outlay disproportionate to returns
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£954/mo
You top up £954/mo
Price
£325K
No local sold comps to compare
Return · IRR
-9.0%/yr
Loses money over 5 years
Cash to get in
£136K
Deposit + fees + refurb
Return before costs on price 3.33%5-yr return on cash -40%Rent est. £902 (£767–£1,061)
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: £767–£1,061/mo · n=1
Financing
DepositYour cash in — the rest is the mortgage25% · £81,250
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 (£17,854–£33,327 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £243,750 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 £200K–£400K
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£954
after mortgage, operating costs & tax
Rent in£902/mo gross
£867/mo collected · £35/mo lost to voids
Where it goes
£1,270Mortgage£551Costs
Outgoings exceed rent — you top up £954/mo
Mortgage£1,270
Costs£551
Management£90
Maintenance£100
Insurance£28
CapEx reserve£45
Voids + council tax£9
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£954
Returns
Return before costs on price3.33%
Cash return on cash-8.42%
Gross margin£316
Cash needed£135,955
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.66
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 | £10,824 | £6,617 | £15,234 | £0 | £0 | -£11,027 | -£11,027 |
| Year 2 | £11,149 | £6,815 | £15,234 | £0 | £0 | -£10,901 | -£21,928 |
| Year 3 | £11,483 | £7,020 | £15,234 | £0 | £0 | -£10,771 | -£32,698 |
| Year 4 | £11,828 | £7,230 | £15,234 | £0 | £0 | -£10,637 | -£43,335 |
| Year 5 | £12,183 | £7,447 | £15,234 | £0 | £0 | -£10,499 | -£53,834 |
Disposal gain (gross)-£23,974
CGT£0
Net Disposal proceeds£349,856
What we verified
What we verified
32063 ok · 2 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
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 cohort5 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Leeds · 24.4 km
Reason
5-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
5-bed · 3-bath · 1350 sqft
£38k–£74k
£ per sqft
building cost only
£28–£55
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 3 × bathroom · Full strip + retile£9,975–£19,950
- Paint + decor£9,450–£17,550
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£14,850–£28,350
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingMandatory
Price & sale history0d on marketno cuts yet
Strategy matrix
Rent by the room wins — -£246/mo · £707/mo ahead of Rent it out (after room-conversion)
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 3.33% | -£954 | £135,955 | -39.6% | Low | Feasible |
| Housing-benefit rent | 2.50% | -£1,185 | £135,955 | -49.6% | Med | Feasible |
| Council lease | 0.00% | -£1,677 | £135,955 | -75.1% | Low | Feasible |
| Refurb & refinance | 3.33% | -£954 | £161,727 | -33.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£407 | £383,352 | 2% | Med | Feasible |
| ⭐ Rent by the room | 11.08% | -£246 | £135,955 | 2.2% | — | 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
+£484/mo cash flow vs Rent it out if converted to Rent by the room
8.86% Return before costs on price converted vs 3.33% as-is
As-is Rent it out
Monthly profit-£740
Return before costs on price3.33%
Cash needed£93,148
If converted to Rent by the room
Monthly profit-£257
Return before costs on price8.86%
Cash needed£109,148
Δ vs Rent it out Monthly profit+£484
Show conversion detail
Conversion cost estimate
£3,000
Range: £2,000 – £5,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£72,990–£136,380full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 3 × bathroom£17,100–£31,350
- Rewire£5,400–£9,450
- Replumb£4,050–£8,100
- Windows£13,500–£24,300
- Paint + decor£9,450–£17,550
- Flooring£14,850–£28,350
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
Tax treatment
Annual gross rent£10,824
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£11,443
Exit costs
Projected sale price (5y · 2%/yr growth)£358,826
Capital gain (pre-CGT)£33,826
Sale costs (~2.5%)£8,971
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-£53,834
Rates as of Oct 2024
Acquisition costs
£135,955cash neededPurchase price£325,000
Deposit (25%)£81,250
Stamp duty+5% additional-property surcharge£22,500
Refurb£23,805
Legal + survey£2,525
Mortgage fees£5,875
Total cash neededdeposit + costs (loan covers the rest)£135,955
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
SUMMARY STUNNING, SPACIOUS FAMILY SIZED HOME, READY TO MOVE INTO! Wow, this is a superb example of this style of home. If you're in the market for a larger, modern home then this one really should be at the top of your list!
DESCRIPTION STUNNING, SPACIOUS FAMILY SIZED HOME, READY TO MOVE INTO! Wow, this is a superb example of this style of home. If you're in the market for a larger, modern home then this one really should be at the top of your list! In brief the substantial…
Floor plans
Listing metaonthemarket · William H Brown - Barnsley
About this listing
OnTheMarketPrice history
No price history available.
Monthly profit
−£954
Cash needed
£136K
Return after costs
-8.42%
IRR
-8.97%
Rowan Lane, South Hiendley, Barnsley, Barnsley
detached · 5 bed · 3 bath
£325,000
est £902 · 3.33% gross
1 / 23
0/100
Marginal
3.33% — verify the rent + comps locally.
3.33% Return before costs — around the area average for this property type.
Monthly profit −£954/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£325K
Return before costs
3.33%
est rent £902/monot enough comparablesRange £767–£1,061/mo (Q1–Q3)
Bedrooms
5
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: £767–£1,061/mo · n=1
Financing
DepositYour cash in — the rest is the mortgage25% · £81,250
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 (£17,854–£33,327 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £243,750 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 £200K–£400K
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£954
after mortgage, operating costs & tax
Rent in£902/mo gross
£867/mo collected · £35/mo lost to voids
Where it goes
£1,270Mortgage£551Costs
Outgoings exceed rent — you top up £954/mo
Mortgage£1,270
Costs£551
Management£90
Maintenance£100
Insurance£28
CapEx reserve£45
Voids + council tax£9
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£954
Returns
Return before costs on price3.33%
Cash return on cash-8.42%
Gross margin£316
Cash needed£135,955
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.66
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 | £10,824 | £6,617 | £15,234 | £0 | £0 | -£11,027 | -£11,027 |
| Year 2 | £11,149 | £6,815 | £15,234 | £0 | £0 | -£10,901 | -£21,928 |
| Year 3 | £11,483 | £7,020 | £15,234 | £0 | £0 | -£10,771 | -£32,698 |
| Year 4 | £11,828 | £7,230 | £15,234 | £0 | £0 | -£10,637 | -£43,335 |
| Year 5 | £12,183 | £7,447 | £15,234 | £0 | £0 | -£10,499 | -£53,834 |
Rent by the room upside
What we verified
4106
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedMandatory
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 heuristicRent by the room / sharers
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£3,047
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£53,834
Acquisition costs
25% deposit£81,250
Stamp duty£22,500
Refurb£23,805
Legal + survey£2,525
Mortgage + broker£5,875
Cash needed£135,955
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 STUNNING, SPACIOUS FAMILY SIZED HOME, READY TO MOVE INTO! Wow, this is a superb example of this style of home. If you're in the market for a larger, modern home then this one really should be at the top of your list!
DESCRIPTION STUNNING, SPACIOUS FAMILY SIZED HOME, READY TO MOVE INTO! Wow, this is a superb example of this style of home. If you're in the market for a larger, modern home then this one really should be at the top of your list! In brief the substantial…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice