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Year 5 disposal
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29/ 100
Weak
7.92% return before costs — verify the rent + comps locally.
Why it works
- 7.92% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (977 yrs) — no short-lease drag
- EPC C — MEES compliant
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£225/mo — significantly negative — real recurring drain
- -5.3% 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
−£225/mo
You top up £225/mo
Price vs market
Above comparable sales
+42% vs 12 sold
Return · IRR
-5.3%/yr
Loses money over 5 years
Cash to get in
£51K
Deposit + fees + refurb
Price £115KReturn before costs on price 7.92%5-yr return on cash -21%Rent est. £759 (£694–£830)
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: £694–£830/mo · n=47
Financing
DepositYour cash in — the rest is the mortgage25% · £28,750
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 (£)
Per-property refurb estimate from the element rate-card model (£8,970–£16,744 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £86,250 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
-£225
after mortgage, operating costs & tax
Rent in£759/mo gross
£730/mo collected · £29/mo lost to voids
Where it goes
£467Mortgage£488Costs
Outgoings exceed rent — you top up £225/mo
Mortgage£467
Costs£488
Management£76
Maintenance£67
Insurance£20
CapEx reserve£38
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£225
Returns
Return before costs on price7.92%
Cash return on cash-5.27%
Gross margin£242
Cash needed£51,185
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.56
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 | £9,108 | £5,851 | £5,606 | £0 | £0 | -£2,349 | -£2,349 |
| Year 2 | £9,381 | £6,026 | £5,606 | £0 | £0 | -£2,251 | -£4,600 |
| Year 3 | £9,663 | £6,207 | £5,606 | £0 | £0 | -£2,151 | -£6,751 |
| Year 4 | £9,953 | £6,393 | £5,606 | £0 | £0 | -£2,047 | -£8,798 |
| Year 5 | £10,251 | £6,585 | £5,606 | £0 | £0 | -£1,940 | -£10,738 |
Disposal gain (gross)-£10,915
CGT£0
Net Disposal proceeds£123,795
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
Leasehold977 yr
Tenure & planning977 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
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
SchoolsChecking…
Schools& Ofsted catchmentGIAS register
No schools indexed for this postcode sector.
Investor
Tenant profileMixed demand
Tenant profilelikely cohortHD1 4EG · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Leeds · 23.5 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 history287d on marketno cuts yet
Strategy matrix
Council lease wins — -£188/mo · £37/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 | 7.92% | -£225 | £51,185 | -21.0% | Low | Feasible |
| Housing-benefit rent | 5.47% | -£454 | £51,185 | -48.1% | Med | Feasible |
| ⭐ Council lease | 7.92% | -£188 | £51,185 | -20.0% | Low | Feasible |
| Refurb & refinance | 7.92% | -£225 | £61,719 | -17.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £139,494 | -1% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Kirklees · cap £524/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Kirklees
- LHA monthly cap:
- £524
- Scheme type:
- none
- Premium:
- +900% 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
+£493/mo cash flow vs Rent it out if converted to Rent by the room
25.04% Return before costs on price converted vs 7.92% as-is
As-is Rent it out
Monthly profit-£36
Return before costs on price7.92%
Cash needed£40,648
If converted to Rent by the room
Monthly profit+£456
Return before costs on price25.04%
Cash needed£56,648
Δ vs Rent it out Monthly profit+£493
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
£46,200
Range: £39,900 – £54,600
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£37,320–£69,000full refurb + room split
⚠️ Capped at 60% of £115,000 asking (£69,000). Raw model: £48,300–£89,300. Verify with a surveyor before offering.
What's in this cost
- Kitchen£6,954–£13,908
- 1 × bathroom£4,636–£8,499
- Rewire£2,782–£4,868
- Replumb£2,086–£4,172
- Windows£6,954–£12,517
- Paint + decor£5,563–£9,736
- Flooring£8,345–£15,299
Comparables
sold within 0.5 miWide · CV 50.8%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
- Not ratedGreenhead College16 plus · Further education · HD1 4ES
- Not ratedES Independent School KirkleesNot applicable · Other independent school · HD1 4EN
- Not ratedHuddersfield Grammar SchoolNot applicable · Other independent school · HD1 4QX
- Not ratedPaddock Junior Infant and Nursery SchoolPrimary · Foundation school · HD1 4JJ
- Not ratedSpring Grove Junior Infant and Nursery SchoolPrimary · Academy converter · HD1 4BJ
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£9,108
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,699
Exit costs
Projected sale price (5y · 2%/yr growth)£126,969
Capital gain (pre-CGT)£11,969
Sale costs (~2.5%)£3,174
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-£10,738
Rates as of Oct 2024
Acquisition costs
£51,185cash neededPurchase price£115,000
Deposit (25%)£28,750
Stamp duty+5% additional-property surcharge£5,750
Refurb£11,960
Legal + survey£2,000
Mortgage fees£2,725
Total cash neededdeposit + costs (loan covers the rest)£51,185
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Well positioned on Park Drive surrounded by period architecture and grandeur is this delightful ground floor apartment conversion which offers a wonderful opportunity for those seeking a comfortable, practical and convenient living space. With two well-proportioned bedrooms, this property is perfect for individuals, couples, or investors looking for a property that combines modern living with a touch of character.
The spacious reception room provides is large enough to incor…
Floor plans
Listing metazoopla · Boultons
About this listing
287 days · ZooplaPrice history
5-year price trend
Monthly profit
−£225
Cash needed
£51K
Return after costs
-5.27%
IRR
-5.27%
Listed 287d ago
Park Drive, Huddersfield HD1
flat · 2 bed · 1 bath
£115,000
est £759 · 7.92% gross
Leasehold 977yrEPC C
1 / 23
29/100
Marginal
7.92% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.92% Return before costs — above-market
Price
£115K
42% above sold comps
Return before costs
7.92%
est rent £759/mo47 comps within 1.5 kmRange £694–£830/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: £694–£830/mo · n=47
Financing
DepositYour cash in — the rest is the mortgage25% · £28,750
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 (£)
Per-property refurb estimate from the element rate-card model (£8,970–£16,744 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £86,250 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
-£225
after mortgage, operating costs & tax
Rent in£759/mo gross
£730/mo collected · £29/mo lost to voids
Where it goes
£467Mortgage£488Costs
Outgoings exceed rent — you top up £225/mo
Mortgage£467
Costs£488
Management£76
Maintenance£67
Insurance£20
CapEx reserve£38
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£225
Returns
Return before costs on price7.92%
Cash return on cash-5.27%
Gross margin£242
Cash needed£51,185
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.56
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Kirklees · cap £524/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Kirklees
- LHA monthly cap:
- £524
- Scheme type:
- none
- Premium:
- +900% 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 | £9,108 | £5,851 | £5,606 | £0 | £0 | -£2,349 | -£2,349 |
| Year 2 | £9,381 | £6,026 | £5,606 | £0 | £0 | -£2,251 | -£4,600 |
| Year 3 | £9,663 | £6,207 | £5,606 | £0 | £0 | -£2,151 | -£6,751 |
| Year 4 | £9,953 | £6,393 | £5,606 | £0 | £0 | -£2,047 | -£8,798 |
| Year 5 | £10,251 | £6,585 | £5,606 | £0 | £0 | -£1,940 | -£10,738 |
Rent by the room upside
What we verified
4206
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining977 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
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 50.8%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,121
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£10,738
Acquisition costs
25% deposit£28,750
Stamp duty£5,750
Refurb£11,960
Legal + survey£2,000
Mortgage + broker£2,725
Cash needed£51,185
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
Well positioned on Park Drive surrounded by period architecture and grandeur is this delightful ground floor apartment conversion which offers a wonderful opportunity for those seeking a comfortable, practical and convenient living space. With two well-proportioned bedrooms, this property is perfect for individuals, couples, or investors looking for a property that combines modern living with a touch of character.
The spacious reception room provides is large enough to incor…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice