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Year 5 disposal
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33/ 100
Weak
16.48% return before costs — verify the rent + comps locally.
Why it works
- 16.48% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Tenanted in situ — instant Monthly profit from completion
- Long lease (113 yrs) — no short-lease drag
Why to be cautious
- Monthly profit −£49/mo — mildly negative — equity build may cover
- -2.2% 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
−£49/mo
You top up £49/mo
Price vs market
Above comparable sales
+21% vs 12 sold
Return · IRR
-2.2%/yr
Loses money over 5 years
Cash to get in
£32K
Deposit + fees + refurb
Price £63KReturn before costs on price 16.48%5-yr return on cash -0%Rent est. £865 (£777–£963)
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: £777–£963/mo · n=108
Financing
DepositYour cash in — the rest is the mortgage25% · £15,750
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 (£)
Tiered estimate (cosmetic refurb): £5,684–£12,191 range from £/sqft + per-room model
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £47,250 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
-£49
after mortgage, operating costs & tax
Rent in£865/mo gross
£832/mo collected · £33/mo lost to voids
Where it goes
£256Mortgage£625Costs
Outgoings exceed rent — you top up £49/mo
Mortgage£256
Costs£625
Management£87
Maintenance£67
Insurance£20
CapEx reserve£43
Voids + council tax£6
Service charge + ground rent£298
Ltd co. accounts£104
Tax—
Shortfall−£49
Returns
Return before costs on price16.48%
Cash return on cash-1.86%
Gross margin£207
Cash needed£31,783
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress3.25
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 | £10,380 | £7,502 | £3,071 | £0 | £0 | -£193 | -£193 |
| Year 2 | £10,691 | £7,727 | £3,071 | £0 | £0 | -£106 | -£299 |
| Year 3 | £11,012 | £7,958 | £3,071 | £0 | £0 | -£17 | -£317 |
| Year 4 | £11,343 | £8,197 | £3,071 | £0 | £14 | £60 | -£256 |
| Year 5 | £11,683 | £8,443 | £3,071 | £0 | £32 | £137 | -£120 |
Disposal gain (gross)-£9,270
CGT£0
Net Disposal proceeds£67,818
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
Leasehold113 yr
Tenure & planning113 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand C
MEES 2030 compliance
C required for new tenancies
PASS
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 cohortWF1 1DH · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Leeds · 14.4 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 · 548 sqft
£17k–£34k
£ per sqft
building cost only
£31–£62
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£3,836–£7,124
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,028–£11,508
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history470d on marketno cuts yet
Strategy matrix
Council lease wins — +£62/mo · £111/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 | 16.48% | -£49 | £31,783 | -0.4% | Low | Feasible |
| Housing-benefit rent | 11.30% | -£311 | £31,783 | -50.2% | Med | Feasible |
| ⭐ Council lease | 16.48% | +£62 | £31,783 | 14.9% | Low | Feasible |
| Refurb & refinance | 16.48% | -£49 | £51,195 | -0.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£489 | £93,350 | -21% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Wakefield · cap £593/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Wakefield
- LHA monthly cap:
- £593
- Scheme type:
- PSL
- Premium:
- +900% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
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
+£416/mo cash flow vs Rent it out if converted to Rent by the room
45.71% Return before costs on price converted vs 16.48% as-is
As-is Rent it out
Monthly profit+£205
Return before costs on price16.48%
Cash needed£27,648
If converted to Rent by the room
Monthly profit+£621
Return before costs on price45.71%
Cash needed£43,648
Δ vs Rent it out Monthly profit+£416
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
£37,800
Range: £32,130 – £43,470
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£20,291–£37,800full refurb + room split
⚠️ Capped at 60% of £63,000 asking (£37,800). Raw model: £35,276–£65,716. Verify with a surveyor before offering.
What's in this cost
- Kitchen£5,177–£10,354
- 1 × bathroom£3,451–£6,327
- Rewire£1,261–£2,206
- Replumb£946–£1,891
- Windows£3,152–£5,674
- Paint + decor£2,522–£4,413
- Flooring£3,783–£6,935
Comparables
sold within 0.5 miWide · CV 36.1%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Tax treatment
Annual gross rent£10,380
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£592
Exit costs
Projected sale price (5y · 2%/yr growth)£69,557
Capital gain (pre-CGT)£6,557
Sale costs (~2.5%)£1,739
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-£120
Rates as of Oct 2024
Acquisition costs
£31,783cash neededPurchase price£63,000
Deposit (25%)£15,750
Stamp duty+5% additional-property surcharge£3,150
Refurb£8,938
Legal + survey£2,000
Mortgage fees£1,945
Total cash neededdeposit + costs (loan covers the rest)£31,783
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Martin & Co - Wakefield are pleased to bring to the sales market, this very well presented two bedroomed apartment sold with tenants in situ. Situated in Wakefield City Centre, Bayheath House is within walking distance to local amenities such as supermarkets, pubs, restaurants and shopping centres. The property includes one allocated parking space, which is ideal for those wanting to commute to work via motorway links. Alternatively, Wakefield Westgate station is a short walk…
Floor plans
Listing metazoopla · Martin & Co Wakefield
About this listing
470 days · ZooplaPrice history
5-year price trend
Monthly profit
−£49
Cash needed
£32K
Return after costs
-1.86%
IRR
-2.21%
Listed 470d ago
Market Street, Wakefield, West Yorkshire, England WF1
flat · 2 bed · 1 bath · 548 sqft
£63,000
est £865 · 16.48% gross
Leasehold 113yrEPC C
1 / 9
33/100
Marginal
16.48% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
16.48% Return before costs — above-market
Price
£63K
21% above sold comps
Return before costs
16.48%
est rent £865/mo108 comps within 1.5 kmRange £777–£963/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
C
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: £777–£963/mo · n=108
Financing
DepositYour cash in — the rest is the mortgage25% · £15,750
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 (£)
Tiered estimate (cosmetic refurb): £5,684–£12,191 range from £/sqft + per-room model
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £47,250 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
-£49
after mortgage, operating costs & tax
Rent in£865/mo gross
£832/mo collected · £33/mo lost to voids
Where it goes
£256Mortgage£625Costs
Outgoings exceed rent — you top up £49/mo
Mortgage£256
Costs£625
Management£87
Maintenance£67
Insurance£20
CapEx reserve£43
Voids + council tax£6
Service charge + ground rent£298
Ltd co. accounts£104
Tax—
Shortfall−£49
Returns
Return before costs on price16.48%
Cash return on cash-1.86%
Gross margin£207
Cash needed£31,783
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress3.25
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Wakefield · cap £593/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Wakefield
- LHA monthly cap:
- £593
- Scheme type:
- PSL
- Premium:
- +900% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
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 | £10,380 | £7,502 | £3,071 | £0 | £0 | -£193 | -£193 |
| Year 2 | £10,691 | £7,727 | £3,071 | £0 | £0 | -£106 | -£299 |
| Year 3 | £11,012 | £7,958 | £3,071 | £0 | £0 | -£17 | -£317 |
| Year 4 | £11,343 | £8,197 | £3,071 | £0 | £14 | £60 | -£256 |
| Year 5 | £11,683 | £8,443 | £3,071 | £0 | £32 | £137 | -£120 |
Rent by the room upside
What we verified
6306
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining113 yr
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCEnergy efficiency ratingC
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Service chargeReduces net yield£3,134/yr
Ground rentDoubling clauses kill mortgageability£445/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
TenantMonthly profit from day oneIn situ
Comparables
sold within 0.5 miWide · CV 36.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£614
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£120
Acquisition costs
25% deposit£15,750
Stamp duty£3,150
Refurb£8,938
Legal + survey£2,000
Mortgage + broker£1,945
Cash needed£31,783
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 copyZoopla
Martin & Co - Wakefield are pleased to bring to the sales market, this very well presented two bedroomed apartment sold with tenants in situ. Situated in Wakefield City Centre, Bayheath House is within walking distance to local amenities such as supermarkets, pubs, restaurants and shopping centres. The property includes one allocated parking space, which is ideal for those wanting to commute to work via motorway links. Alternatively, Wakefield Westgate station is a short walk…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice