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Year 5 disposal
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17/ 100
Weak
6.45% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£733/mo — heavily negative — needs monthly capital injection
- -5.6% 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.
- EPC band not stated — verify the certificate before offering (2030 MEES minimum is band C).
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£733/mo
You top up £733/mo
Price vs market
Above comparable sales
+16% vs 12 sold
Return · IRR
-5.6%/yr
Loses money over 5 years
Cash to get in
£173K
Deposit + fees + refurb
Price £420KReturn before costs on price · Rent by the room 6.45%5-yr return on cash -21%Rent est. £1,509 (£1,235–£1,844)
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: £1,235–£1,844/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £105,000
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 (£19,661–£36,701 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £315,000 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£733
after mortgage, operating costs & tax
Rent in£1,509/mo gross
£1,451/mo collected · £58/mo lost to voids
Where it goes
£1,706Mortgage£478Costs
Outgoings exceed rent — you top up £733/mo
Mortgage£1,706
Costs£478
Management£151
Maintenance£100
Insurance£40
CapEx reserve£75
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£733
Returns
Return before costs on price4.31%
Cash return on cash-5.09%
Gross margin£973
Cash needed£172,665
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.85
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 | £18,108 | £5,734 | £20,475 | £0 | £0 | -£8,101 | -£8,101 |
| Year 2 | £18,651 | £5,906 | £20,475 | £0 | £0 | -£7,729 | -£15,830 |
| Year 3 | £19,211 | £6,083 | £20,475 | £0 | £0 | -£7,347 | -£23,177 |
| Year 4 | £19,787 | £6,265 | £20,475 | £0 | £0 | -£6,953 | -£30,131 |
| Year 5 | £20,381 | £6,453 | £20,475 | £0 | £0 | -£6,548 | -£36,678 |
Disposal gain (gross)-£28,244
CGT£0
Net Disposal proceeds£452,121
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
Rates as of May 2026
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
SchoolsChecking…
Schools& Ofsted catchmentGIAS register
No schools indexed for this postcode sector.
Investor
Tenant profileFamily let
Tenant profilelikely cohortBD13 5GY · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Leeds Beckett · 17.2 km
Reason
4-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
4-bed · 3-bath · 1733 sqft
£45k–£88k
£ per sqft
building cost only
£26–£50
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 3 × bathroom · Full strip + retile£9,975–£19,950
- Paint + decor£12,131–£22,529
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£19,063–£36,393
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Check council
The council's HMO page lists the current mandatory fee plus any additional / selective scheme that catches smaller HMOs.
Mandatory licensing applies to 5+ sharer HMOs (Housing Act 2004)
Find council HMO page →Price & sale history3270d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£335,000 in 2006 → £420,000 asking
+25.4%in 20y
- 2006£335,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Council lease wins — -£668/mo · £65/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 | 4.31% | -£733 | £172,665 | -21.2% | Low | Feasible |
| Housing-benefit rent | 2.14% | -£1,402 | £172,665 | -45.9% | Med | Feasible |
| ⭐ Council lease | 4.31% | -£668 | £172,665 | -21.0% | Low | Feasible |
| Refurb & refinance | 4.31% | -£733 | £204,151 | -18.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£244 | £490,851 | 3% | Med | Feasible |
| Rent by the room | 6.45% | -£1,867 | £206,665 | -49.0% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Bradford & South Dales · cap £748/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bradford & South Dales
- LHA monthly cap:
- £748
- Scheme type:
- nominee
- Premium:
- +1000% 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
-£9/mo cash flow vs Rent it out if converted to Rent by the room
6.86% Return before costs on price converted vs 4.31% as-is
Room mix (4 lettable rooms)
4× Double @ £565/mo
≈ £2,258/mo gross room income
As-is Rent it out
Monthly profit-£619
Return before costs on price4.31%
Cash needed£116,898
If converted to Rent by the room
Monthly profit-£628
Return before costs on price6.86%
Cash needed£132,898
Δ vs Rent it out Monthly profit-£9
Show conversion detail
Conversion cost estimate
£23,100
Range: £16,800 – £31,500
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£91,121–£167,111full refurb + room split
What's in this cost
- Kitchen£9,000–£18,000
- 3 × bathroom£18,000–£33,000
- Rewire£6,932–£12,131
- Replumb£5,199–£10,398
- Windows£17,330–£31,194
- Paint + decor£13,864–£24,262
- Flooring£20,796–£38,126
Based on 25 HMO comps within 3.2 km
Comparables
sold within 0.5 miWide · CV 20.3%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- InadequateParkside SchoolSecondary · Academy converter · BD13 5AD
- Not ratedCullingworth Village Primary SchoolPrimary · Academy converter · BD13 5DA
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£18,108
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£8,797
Exit costs
Projected sale price (5y · 2%/yr growth)£463,714
Capital gain (pre-CGT)£43,714
Sale costs (~2.5%)£11,593
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-£36,678
Rates as of Oct 2024
Acquisition costs
£172,665cash neededPurchase price£420,000
Deposit (25%)£105,000
Stamp duty+5% additional-property surcharge£32,000
Refurb£26,215
Legal + survey£2,150
Mortgage fees£7,300
Total cash neededdeposit + costs (loan covers the rest)£172,665
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
This Modern Executive Detached House offers spacious accommodation having 4 double bedrooms, 2 with en suite shower room, 2 reception rooms, fully fitted kitchen, separate utility room, cloakroom & house bathroom, integral double garage, central heating, double glazing, alarm system, gardens & driveway. The property is situated in the very popular village of Cullingworth, with local amenities close at hand, yet being only a short distance from major road and rail networks. W…
Floor plans
Nearby active comparables1 rental · 5 deals
Comparable rentals
BD13 · same beds + typeMedian nearby: £1,000/mo · 1 of 1 already let-£509 vs our est
- Wellfield House, Bradford, BD13Let4b£1,000/moMay 2026
Listing metarightmove · Alan Slater Property Services
About this listing
3270 days · RightmovePrice history
5-year price trend
Monthly profit
−£733
Cash needed
£173K
Return after costs
-5.09%
IRR
-5.56%
Listed 3270d ago
9, LEES MOOR MEADOWS, CULLINGWORTH, BRADFORD, BD13 5GY
detached · 4 bed · 3 bath · 1,733 sqft
£420,000
est £1,509 · 4.31% gross
1 / 22
17/100
Marginal
6.45% Rent by the room strategy — market rent unverified, verify locally.
4.31% Return before costs — around the area average for this property type.
Monthly profit −£733/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£420K
16% above sold comps
Return before costs (best)
6.45%
Rent by the room
Bedrooms
4
3 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: £1,235–£1,844/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £105,000
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 (£19,661–£36,701 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £315,000 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£733
after mortgage, operating costs & tax
Rent in£1,509/mo gross
£1,451/mo collected · £58/mo lost to voids
Where it goes
£1,706Mortgage£478Costs
Outgoings exceed rent — you top up £733/mo
Mortgage£1,706
Costs£478
Management£151
Maintenance£100
Insurance£40
CapEx reserve£75
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£733
Returns
Return before costs on price4.31%
Cash return on cash-5.09%
Gross margin£973
Cash needed£172,665
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.85
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Bradford & South Dales · cap £748/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bradford & South Dales
- LHA monthly cap:
- £748
- Scheme type:
- nominee
- Premium:
- +1000% 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 | £18,108 | £5,734 | £20,475 | £0 | £0 | -£8,101 | -£8,101 |
| Year 2 | £18,651 | £5,906 | £20,475 | £0 | £0 | -£7,729 | -£15,830 |
| Year 3 | £19,211 | £6,083 | £20,475 | £0 | £0 | -£7,347 | -£23,177 |
| Year 4 | £19,787 | £6,265 | £20,475 | £0 | £0 | -£6,953 | -£30,131 |
| Year 5 | £20,381 | £6,453 | £20,475 | £0 | £0 | -£6,548 | -£36,678 |
Rent by the room upside
What we verified
5007
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
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 · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 20.3%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£4,095
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£36,678
Acquisition costs
25% deposit£105,000
Stamp duty£32,000
Refurb£26,215
Legal + survey£2,150
Mortgage + broker£7,300
Cash needed£172,665
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 copyRightmove
This Modern Executive Detached House offers spacious accommodation having 4 double bedrooms, 2 with en suite shower room, 2 reception rooms, fully fitted kitchen, separate utility room, cloakroom & house bathroom, integral double garage, central heating, double glazing, alarm system, gardens & driveway. The property is situated in the very popular village of Cullingworth, with local amenities close at hand, yet being only a short distance from major road and rail networks. W…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice