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Year 5 disposal
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41/ 100
Caution
Real 8.07% return before costs but flagged risks need pricing in.
Why it works
- 8.07% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (976 yrs) — no short-lease drag
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£134/mo — mildly negative — equity build may cover
- -3.0% 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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£134/mo
You top up £134/mo
Price
£120K
No local sold comps to compare
Return · IRR
-3.0%/yr
Loses money over 5 years
Cash to get in
£52K
Deposit + fees + refurb
Return before costs on price 8.07%5-yr return on cash -9%Rent est. £807 (£750–£868)
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: £750–£868/mo · n=45
Financing
DepositYour cash in — the rest is the mortgage25% · £30,000
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 (£8,297–£15,488 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £90,000 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£134
after mortgage, operating costs & tax
Rent in£807/mo gross
£776/mo collected · £31/mo lost to voids
Where it goes
£488Mortgage£423Costs
Outgoings exceed rent — you top up £134/mo
Mortgage£488
Costs£423
Management£81
Maintenance£67
Insurance£20
CapEx reserve£40
Voids + council tax£7
Service charge + ground rent£104
Ltd co. accounts£104
Tax—
Shortfall−£134
Returns
Return before costs on price8.07%
Cash return on cash-3.11%
Gross margin£353
Cash needed£51,863
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.59
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 | £9,684 | £5,074 | £5,850 | £0 | £0 | -£1,240 | -£1,240 |
| Year 2 | £9,975 | £5,226 | £5,850 | £0 | £0 | -£1,101 | -£2,341 |
| Year 3 | £10,274 | £5,383 | £5,850 | £0 | £0 | -£959 | -£3,300 |
| Year 4 | £10,582 | £5,544 | £5,850 | £0 | £0 | -£812 | -£4,112 |
| Year 5 | £10,899 | £5,710 | £5,850 | £0 | £0 | -£661 | -£4,773 |
Disposal gain (gross)-£9,886
CGT£0
Net Disposal proceeds£129,177
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
Leasehold976 yr
Tenure & planning976 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 cohortHD3 3SB · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Leeds · 24.2 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 · 2-bath · 635 sqft
£22k–£44k
£ per sqft
building cost only
£35–£69
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£4,445–£8,255
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,985–£13,335
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history236d on marketno cuts yet
Strategy matrix
Council lease wins — -£97/mo · £38/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 | 8.07% | -£134 | £51,863 | -9.2% | Low | Feasible |
| Housing-benefit rent | 5.24% | -£401 | £51,863 | -40.8% | Med | Feasible |
| ⭐ Council lease | 8.07% | -£97 | £51,863 | -8.4% | Low | Feasible |
| Refurb & refinance | 8.07% | -£134 | £62,288 | -7.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£295 | £143,488 | 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
+£457/mo cash flow vs Rent it out if converted to Rent by the room
24.00% Return before costs on price converted vs 8.07% as-is
As-is Rent it out
Monthly profit-£17
Return before costs on price8.07%
Cash needed£41,898
If converted to Rent by the room
Monthly profit+£441
Return before costs on price24.00%
Cash needed£57,898
Δ vs Rent it out Monthly profit+£457
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
£42,000
Range: £35,700 – £50,400
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£38,811–£72,000full refurb + room split
⚠️ Capped at 60% of £120,000 asking (£72,000). Raw model: £44,495–£82,545. Verify with a surveyor before offering.
What's in this cost
- Kitchen£7,850–£15,701
- 2 × bathroom£10,467–£19,190
- Rewire£2,216–£3,877
- Replumb£1,662–£3,323
- Windows£5,539–£9,970
- Paint + decor£4,431–£7,754
- Flooring£6,647–£12,185
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
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- GoodLindley Church of England Infant SchoolPrimary · Academy converter · HD3 3NE
- GoodLindley Junior SchoolPrimary · Academy converter · HD3 3LY
- Not ratedMoorlands Primary SchoolPrimary · Academy converter · HD3 3UH
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£9,684
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,612
Exit costs
Projected sale price (5y · 2%/yr growth)£132,490
Capital gain (pre-CGT)£12,490
Sale costs (~2.5%)£3,312
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-£4,773
Rates as of Oct 2024
Acquisition costs
£51,863cash neededPurchase price£120,000
Deposit (25%)£30,000
Stamp duty+5% additional-property surcharge£6,000
Refurb£11,063
Legal + survey£2,000
Mortgage fees£2,800
Total cash neededdeposit + costs (loan covers the rest)£51,863
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A stunning 2 bedroom ground floor apartment in this quiet development close to Lindley centre.
This property is located in this highly sought after residential area of Lindley, within close proximity of amenities, local parks and excellent schools. Ideally suited for those who require easy access to surrounding towns and cities via the motorway network.
A beautiful 2 bedroom ground floor apartment which is well presented throughout and ready to move into, briefly comprising…
Floor plans
Listing metazoopla · Bridgfords - Halifax Sales
About this listing
236 days · ZooplaPrice history
5-year price trend
Monthly profit
−£134
Cash needed
£52K
Return after costs
-3.11%
IRR
-2.96%
Listed 236d ago
Blackthorn Drive, Huddersfield, West Yorkshire HD3
flat · 2 bed · 2 bath · 635 sqft
£120,000
est £807 · 8.07% gross
Leasehold 976yrEPC C
1 / 15
41/100
Caution
8.07% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.07% Return before costs — above-market
Price
£120K
Return before costs
8.07%
est rent £807/monot enough comparablesRange £750–£868/mo (Q1–Q3)
Bedrooms
2
2 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: £750–£868/mo · n=45
Financing
DepositYour cash in — the rest is the mortgage25% · £30,000
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 (£8,297–£15,488 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £90,000 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£134
after mortgage, operating costs & tax
Rent in£807/mo gross
£776/mo collected · £31/mo lost to voids
Where it goes
£488Mortgage£423Costs
Outgoings exceed rent — you top up £134/mo
Mortgage£488
Costs£423
Management£81
Maintenance£67
Insurance£20
CapEx reserve£40
Voids + council tax£7
Service charge + ground rent£104
Ltd co. accounts£104
Tax—
Shortfall−£134
Returns
Return before costs on price8.07%
Cash return on cash-3.11%
Gross margin£353
Cash needed£51,863
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.59
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 | £9,684 | £5,074 | £5,850 | £0 | £0 | -£1,240 | -£1,240 |
| Year 2 | £9,975 | £5,226 | £5,850 | £0 | £0 | -£1,101 | -£2,341 |
| Year 3 | £10,274 | £5,383 | £5,850 | £0 | £0 | -£959 | -£3,300 |
| Year 4 | £10,582 | £5,544 | £5,850 | £0 | £0 | -£812 | -£4,112 |
| Year 5 | £10,899 | £5,710 | £5,850 | £0 | £0 | -£661 | -£4,773 |
Rent by the room upside
What we verified
6206
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining976 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£1,045/yr
Ground rentDoubling clauses kill mortgageability£200/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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,170
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£4,773
Acquisition costs
25% deposit£30,000
Stamp duty£6,000
Refurb£11,063
Legal + survey£2,000
Mortgage + broker£2,800
Cash needed£51,863
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
A stunning 2 bedroom ground floor apartment in this quiet development close to Lindley centre.
This property is located in this highly sought after residential area of Lindley, within close proximity of amenities, local parks and excellent schools. Ideally suited for those who require easy access to surrounding towns and cities via the motorway network.
A beautiful 2 bedroom ground floor apartment which is well presented throughout and ready to move into, briefly comprising…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice