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Year 5 disposal
BMV -27%
⊞ View all 8
0/ 100
Weak
12.63% return before costs — verify the rent + comps locally.
Why it works
- 12.63% return before costs — above-market
- Priced below market -27% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- EPC G — MEES (Minimum Energy Efficiency Standards) blocker by 2030 · ~£15,000–£30,000 upgrade cost
- Leasehold 80yr — verify at solicitor
- Monthly profit −£5/mo — mildly negative — equity build may cover
- -0.2% 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
−£5/mo
You top up £5/mo
Price vs market
Below market value
-27% vs 12 sold · interior unseen
Return · IRR
-0.2%/yr
Loses money over 5 years
Cash left in
£17K
Stays in after refinancing at value
Price £90KCash to buy £42KReturn before costs on price 12.63%5-yr return on cash 6%Rent est. £947 (£854–£1,050)
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: £854–£1,050/mo · n=104
Financing
DepositYour cash in — the rest is the mortgage25% · £22,500
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 (£7,739–£14,445 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £67,500 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
-£5
after mortgage, operating costs & tax
Rent in£947/mo gross
£911/mo collected · £36/mo lost to voids
Where it goes
£366Mortgage£550Costs
Outgoings exceed rent — you top up £5/mo
Mortgage£366
Costs£550
Management£95
Maintenance£67
Insurance£20
CapEx reserve£47
Voids + council tax£6
Service charge + ground rent£211
Ltd co. accounts£104
Tax—
Shortfall−£5
Returns
Return before costs on price12.63%
Cash return on cash-0.16%
Gross margin£360
Cash needed£41,668
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.49
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 | £11,364 | £6,605 | £4,388 | £0 | £71 | £300 | £300 |
| Year 2 | £11,705 | £6,803 | £4,388 | £0 | £98 | £416 | £717 |
| Year 3 | £12,056 | £7,007 | £4,388 | £0 | £126 | £535 | £1,252 |
| Year 4 | £12,418 | £7,218 | £4,388 | £0 | £154 | £659 | £1,910 |
| Year 5 | £12,790 | £7,434 | £4,388 | £0 | £184 | £785 | £2,695 |
Disposal gain (gross)-£9,935
CGT£0
Net Disposal proceeds£96,883
What we verified
What we verified
23152 ok · 3 caution · 1 fail · 5 unknown
Legal & planning
Leasehold80 yr
Tenure & planning80 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
Building condition
Energy ratingG · ~£15k–£30k fix
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand G
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£15k–£30k
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 4AF · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Leeds · 13.5 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 · 581 sqft
£18k–£35k
£ per sqft
building cost only
£30–£60
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,067–£7,553
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,391–£12,201
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history458d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — +£202/mo · £96/mo ahead of Council lease
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 12.63% | -£5 | £41,668 | 6.5% | Low | Feasible |
| Housing-benefit rent | 7.91% | -£334 | £41,668 | -40.8% | Med | Feasible |
| Council lease | 12.63% | +£107 | £41,668 | 19.0% | Low | Feasible |
| Refurb & refinance | 12.63% | -£5 | £50,295 | 5.4% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 23.23% | +£202 | £41,668 | 33.8% | High | Feasible |
| Buy, improve & sell | 0.00% | -£402 | £110,945 | -3% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context413 active short-lets nearby
Short-let market context
- 413 active short-let listings in this postcode
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
Local lettings demandby strategyLive area data
Short-stay let36% occupancy
£160/night ADR
Based on 56 short-let comps nearby
Rent by the room conversion upside
+£362/mo cash flow vs Rent it out if converted to Rent by the room
32.00% Return before costs on price converted vs 12.63% as-is
As-is Rent it out
Monthly profit+£173
Return before costs on price12.63%
Cash needed£34,398
If converted to Rent by the room
Monthly profit+£536
Return before costs on price32.00%
Cash needed£50,398
Δ vs Rent it out Monthly profit+£362
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
£54,000
Range: £45,900 – £62,100
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£29,014–£54,000full refurb + room split
⚠️ Capped at 60% of £90,000 asking (£54,000). Raw model: £36,497–£67,927. Verify with a surveyor before offering.
What's in this cost
- Kitchen£7,155–£14,309
- 1 × bathroom£4,770–£8,745
- Rewire£1,848–£3,233
- Replumb£1,386–£2,771
- Windows£4,619–£8,314
- Paint + decor£3,695–£6,466
- Flooring£5,543–£10,161
Comparables
sold within 0.5 miWide · CV 38.9%Med confidence
Loading 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
- GoodOutwood Primary Academy Park HillPrimary · Academy sponsor led · WF1 4QY
- Not ratedIvy Lane SchoolNot applicable · Other independent special school · WF1 4AZ
- Not ratedMeadowcroft SchoolNot applicable · Other independent special school · WF1 4AD
- Not ratedOutwood Primary Academy GreenhillPrimary · Academy sponsor led · WF1 4LU
- Not ratedWakefield St Marys Church of England Voluntary Aided Primary SchoolPrimary · Voluntary aided school · WF1 4PE
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£11,364
Section 24 credit£0
Annual tax due£71
Post-tax Monthly profit annual-£137
Exit costs
Projected sale price (5y · 2%/yr growth)£99,367
Capital gain (pre-CGT)£9,367
Sale costs (~2.5%)£2,484
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£2,695
Rates as of Oct 2024
Acquisition costs
£41,668cash neededPurchase price£90,000
Deposit (25%)£22,500
Stamp duty+5% additional-property surcharge£4,500
Refurb£10,318
Legal + survey£2,000
Mortgage fees£2,350
Total cash neededdeposit + costs (loan covers the rest)£41,668
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Located in Pinders heath next to Pinderfields hospital, this spacious two bed apartment. Offers entrance hall, open plan living/ dining, kitchen, two bedrooms and bathroom. Situated in this popular development within easy reach of the City Centre and Pinderfields Hospital. Leasehold - 999 years from 1st January 2003 'The service charge is paid quarterly'
Floor plans
Nearby active comparables20 rentals
Comparable rentals
WF1 · same beds + typeMedian nearby: £875/mo · 18 of 20 already let-£72 vs our est
- Oak Tree Court, West Yorkshire WF1Let2b£750/moMay 2026
- Brook House, WakefieldLet2b£850/moMay 2026
- St. Christophers Walk, Bishopsgate, W…Let2b£850/moMay 2026
- Apartment 19, Burrell StreetLet2b£1,050/moMay 2026
- Oak Tree Court, Wakefield, West Yorks…Let2b£750/moMay 2026
- St. Johns Mews, Wakefield, WF1Let2b£850/moMay 2026
- The Old Police Station West, Wakefiel…Let2b£1,200/moMay 2026
- St. Johns Square, WakefieldLet2b£1,100/moMay 2026
- Ings Road, Wakefield, West Yorkshire,…Let2b£775/moMay 2026
- Royal Troon Drive, Wakefield, WF1 4JJLet2b£875/moMay 2026
- 12 The Old Chapel, Grove Road, Wakefi…Let2b£700/moMay 2026
- Burgage Square, Wakefield, West Yorks…Let2b£925/moMay 2026
- The Old Police Station West, Wakefiel…Let2b£1,095/moMay 2026
- Northgate, Wakefield, West Yorkshire,…Let2b£725/moMay 2026
- Chadwick Court, Woodlands Village, Wa…Let2b£950/moMay 2026
- The Old Police Station East, Wood Str…Let2b£1,195/moMay 2026
- Temple Court, Wakefield, West Yorkshi…2b£900/moMay 2026
- The Springs, Wakefield, West Yorkshir…Let2b£775/moMay 2026
- Ings Road, Wakefield, West Yorkshire,…2b£875/moMay 2026
- The Old Police Station West, Wood Str…Let2b£1,200/moMay 2026
Other deals nearby
WF1 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Bridgfords - Wakefield Sales
About this listing
458 days · ZooplaPrice history
5-year price trend
Monthly profit
−£5
Cash needed
£42K
Return after costs
-0.16%
IRR
-0.15%
Listed 458d ago
Tuke Grove, Wakefield, West Yorkshire WF1
flat · 2 bed · 1 bath · 581 sqft
£90,000
est £947 · 12.63% gross
Leasehold 80yrEPC G
Priced below market
1 / 7
0/100
Marginal
12.63% — verify the rent + comps locally.
Priced below market -27% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
12.63% Return before costs — above-market
Energy rating G — Min. energy standard blocker by 2030 (~£15,000–£30,000 upgrade)
Lease 80 yrs — extend before exit
Price
£90K
27% below sold comps
Return before costs
12.63%
est rent £947/mo104 comps within 1 kmRange £854–£1,050/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
G
MEES (Minimum Energy Efficiency Standards) blocker by 2030
~£15,000–£30,000 upgrade
~£15,000–£30,000 upgrade
Deal flags1 issue
EPC G — MEES blocker
Cannot be let on a new tenancy without upgrade to E (current) / C (2030)
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: £854–£1,050/mo · n=104
Financing
DepositYour cash in — the rest is the mortgage25% · £22,500
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 (£7,739–£14,445 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £67,500 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
-£5
after mortgage, operating costs & tax
Rent in£947/mo gross
£911/mo collected · £36/mo lost to voids
Where it goes
£366Mortgage£550Costs
Outgoings exceed rent — you top up £5/mo
Mortgage£366
Costs£550
Management£95
Maintenance£67
Insurance£20
CapEx reserve£47
Voids + council tax£6
Service charge + ground rent£211
Ltd co. accounts£104
Tax—
Shortfall−£5
Returns
Return before costs on price12.63%
Cash return on cash-0.16%
Gross margin£360
Cash needed£41,668
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.49
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context413 active short-lets nearby
Short-let market context
- 413 active short-let listings in this postcode
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 | £11,364 | £6,605 | £4,388 | £0 | £71 | £300 | £300 |
| Year 2 | £11,705 | £6,803 | £4,388 | £0 | £98 | £416 | £717 |
| Year 3 | £12,056 | £7,007 | £4,388 | £0 | £126 | £535 | £1,252 |
| Year 4 | £12,418 | £7,218 | £4,388 | £0 | £154 | £659 | £1,910 |
| Year 5 | £12,790 | £7,434 | £4,388 | £0 | £184 | £785 | £2,695 |
Rent by the room upside
What we verified
4316
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining80 yr
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPC~£15,000–£30,000 to upgrade to CG
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Service chargeReduces net yield£2,192/yr
Ground rentDoubling clauses kill mortgageability£339/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
Comparables
sold within 0.5 miWide · CV 38.9%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£878
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£2,695
Acquisition costs
25% deposit£22,500
Stamp duty£4,500
Refurb£10,318
Legal + survey£2,000
Mortgage + broker£2,350
Cash needed£41,668
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
Located in Pinders heath next to Pinderfields hospital, this spacious two bed apartment. Offers entrance hall, open plan living/ dining, kitchen, two bedrooms and bathroom. Situated in this popular development within easy reach of the City Centre and Pinderfields Hospital. Leasehold - 999 years from 1st January 2003 'The service charge is paid quarterly'
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice