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Year 5 disposal
⊞ View all 22
0/ 100
Weak
6.44% return before costs — verify the rent + comps locally.
Why it works
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
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£333/mo — significantly negative — real recurring drain
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£333/mo
You top up £333/mo
Price vs market
Above comparable sales
+29% vs 12 sold
Return · IRR
-7.2%/yr
Loses money over 5 years
Cash to get in
£56K
Deposit + fees + refurb
Price £130KReturn before costs on price 6.44%5-yr return on cash -31%Rent est. £698 (£664–£734)
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: £664–£734/mo · n=31
Financing
DepositYour cash in — the rest is the mortgage25% · £32,500
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 (£8,742–£16,318 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £97,500 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
-£333
after mortgage, operating costs & tax
Rent in£698/mo gross
£671/mo collected · £27/mo lost to voids
Where it goes
£528Mortgage£476Costs
Outgoings exceed rent — you top up £333/mo
Mortgage£528
Costs£476
Management£70
Maintenance£67
Insurance£20
CapEx reserve£35
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£333
Returns
Return before costs on price6.44%
Cash return on cash-7.17%
Gross margin£195
Cash needed£55,706
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.27
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 | £8,376 | £5,709 | £6,338 | £0 | £0 | -£3,670 | -£3,670 |
| Year 2 | £8,627 | £5,880 | £6,338 | £0 | £0 | -£3,590 | -£7,261 |
| Year 3 | £8,886 | £6,057 | £6,338 | £0 | £0 | -£3,508 | -£10,769 |
| Year 4 | £9,153 | £6,238 | £6,338 | £0 | £0 | -£3,423 | -£14,192 |
| Year 5 | £9,427 | £6,425 | £6,338 | £0 | £0 | -£3,336 | -£17,528 |
Disposal gain (gross)-£10,314
CGT£0
Net Disposal proceeds£139,942
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 cohortHD3 4HQ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Leeds · 25.1 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 · 678 sqft
£19k–£38k
£ per sqft
building cost only
£29–£57
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,746–£8,814
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£7,458–£14,238
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history139d on marketno cuts yet
Strategy matrix
Council lease wins — -£301/mo · £32/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 | 6.44% | -£333 | £55,706 | -31.5% | Low | Feasible |
| Housing-benefit rent | 4.84% | -£509 | £55,706 | -50.1% | Med | Feasible |
| ⭐ Council lease | 6.44% | -£301 | £55,706 | -30.9% | Low | Feasible |
| Refurb & refinance | 6.44% | -£333 | £66,868 | -26.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £154,918 | 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
+£553/mo cash flow vs Rent it out if converted to Rent by the room
22.15% Return before costs on price converted vs 6.44% as-is
As-is Rent it out
Monthly profit-£144
Return before costs on price6.44%
Cash needed£44,398
If converted to Rent by the room
Monthly profit+£409
Return before costs on price22.15%
Cash needed£60,398
Δ vs Rent it out Monthly profit+£553
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
£54,600
Range: £48,300 – £63,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£40,086–£74,426full refurb + room split
What's in this cost
- Kitchen£9,000–£18,000
- 1 × bathroom£6,000–£11,000
- Rewire£2,712–£4,746
- Replumb£2,034–£4,068
- Windows£6,780–£12,204
- Paint + decor£5,424–£9,492
- Flooring£8,136–£14,916
Comparables
sold within 0.5 miWide · CV 25.1%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
- GoodCrow Lane Primary and Foundation Stage SchoolPrimary · Foundation school · HD3 4QT
- GoodReinwood Infant and Nursery SchoolPrimary · Academy converter · HD3 4YL
- Not ratedHuddersfield New College16 plus · Further education · HD3 4GL
- Not ratedLuck Lane, A Share Primary AcademyPrimary · Academy sponsor led · HD3 4HA
- Not ratedReinwood Junior SchoolPrimary · Academy converter · HD3 4YL
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£8,376
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,993
Exit costs
Projected sale price (5y · 2%/yr growth)£143,531
Capital gain (pre-CGT)£13,531
Sale costs (~2.5%)£3,588
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-£17,528
Rates as of Oct 2024
Acquisition costs
£55,706cash neededPurchase price£130,000
Deposit (25%)£32,500
Stamp duty+5% additional-property surcharge£6,600
Refurb£11,656
Legal + survey£2,000
Mortgage fees£2,950
Total cash neededdeposit + costs (loan covers the rest)£55,706
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
New to the market with Whitegates is this well-proportioned two-bedroom ground-floor apartment, located in the popular residential area of Quarmby, Huddersfield. Offering convenient single-level living, off-street parking, and versatile accommodation throughout, the property is ideally suited to first-time buyers, those looking to downsize or investors. This spacious and well-appointed two-bedroom ground-floor apartment is ideally positioned in the ever-popular residential lo…
Floor plans
Nearby active comparables15 rentals
Comparable rentals
HD3 · same beds + typeMedian nearby: £795/mo · 13 of 15 already let+£97 vs our est
- The Mansion House, Longwood2b£625/moMay 2026
- Britannia Road, Huddersfield, HD3Let2b£895/moMay 2026
- Portland Close, Lindley, HD3Let2b£770/moMay 2026
- New Hey Road, Marsh, Huddersfield, HD3Let2b£595/moMay 2026
- Dearne Fold, Lindley, Huddersfield, W…Let2b£795/moMay 2026
- New Hey Road, Marsh, Huddersfield, HD3Let2b£595/moMay 2026
- St. Philips Court, HuddersfieldLet2b£685/moMay 2026
- Georgia View, Ainley TopLet2b£825/moMay 2026
- Georgia View, Ainley TopLet2b£825/moMay 2026
- Halifax Road, Huddersfield, HD3Let2b£895/moMay 2026
- George Street, Milnsbridge, Huddersfi…Let2b£675/moMay 2026
- Blackthorn Drive, Huddersfield, HD3Let2b£825/moMay 2026
- Britannia Road, Huddersfield, HD3Let2b£895/moMay 2026
- St. Philips Court, Huddersfield HD3Let2b£685/moMay 2026
- Britannia Road, HUDDERSFIELD2b£950/moJun 2025
Other deals nearby
HD3 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Whitegates Huddersfield
About this listing
139 days · ZooplaPrice history
5-year price trend
Monthly profit
−£333
Cash needed
£56K
Return after costs
-7.17%
IRR
-7.24%
Listed 139d ago
Quarmby Road, Quarmby, Huddersfield HD3
flat · 2 bed · 1 bath · 678 sqft
£130,000
est £698 · 6.44% gross
Leasehold 80yrEPC G
1 / 20
0/100
Marginal
6.44% — verify the rent + comps locally.
Energy rating G — Min. energy standard blocker by 2030 (~£15,000–£30,000 upgrade)
Lease 80 yrs — extend before exit
Price
£130K
29% above sold comps
Return before costs
6.44%
est rent £698/monot enough comparablesRange £664–£734/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: £664–£734/mo · n=31
Financing
DepositYour cash in — the rest is the mortgage25% · £32,500
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 (£8,742–£16,318 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £97,500 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
-£333
after mortgage, operating costs & tax
Rent in£698/mo gross
£671/mo collected · £27/mo lost to voids
Where it goes
£528Mortgage£476Costs
Outgoings exceed rent — you top up £333/mo
Mortgage£528
Costs£476
Management£70
Maintenance£67
Insurance£20
CapEx reserve£35
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£333
Returns
Return before costs on price6.44%
Cash return on cash-7.17%
Gross margin£195
Cash needed£55,706
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.27
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 | £8,376 | £5,709 | £6,338 | £0 | £0 | -£3,670 | -£3,670 |
| Year 2 | £8,627 | £5,880 | £6,338 | £0 | £0 | -£3,590 | -£7,261 |
| Year 3 | £8,886 | £6,057 | £6,338 | £0 | £0 | -£3,508 | -£10,769 |
| Year 4 | £9,153 | £6,238 | £6,338 | £0 | £0 | -£3,423 | -£14,192 |
| Year 5 | £9,427 | £6,425 | £6,338 | £0 | £0 | -£3,336 | -£17,528 |
Rent by the room upside
What we verified
2316
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
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 25.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,268
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£17,528
Acquisition costs
25% deposit£32,500
Stamp duty£6,600
Refurb£11,656
Legal + survey£2,000
Mortgage + broker£2,950
Cash needed£55,706
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
New to the market with Whitegates is this well-proportioned two-bedroom ground-floor apartment, located in the popular residential area of Quarmby, Huddersfield. Offering convenient single-level living, off-street parking, and versatile accommodation throughout, the property is ideally suited to first-time buyers, those looking to downsize or investors. This spacious and well-appointed two-bedroom ground-floor apartment is ideally positioned in the ever-popular residential lo…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice