Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
EPC E — must hit C by 2030 (~£6,000–£12,000)
Lease 71 yrs — mortgageability risk
Monthly profit −£259/mo — significantly negative — real recurring drain
-7.2% 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
−£259/mo
You top up £259/mo
Price
£85K
No local sold comps to compare
Return · IRR
-7.2%/yr
Loses money over 5 years
Cash to get in
£45K
Deposit + fees + refurb
Return before costson price9.37%5-yr return on cash -30%Rent est. £664 (£615–£717)
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).
Listing seen …
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
Buy-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: £615–£717/mo · n=19
Financing
DepositYour cash in — the rest is the mortgage25% · £21,250
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£11,299–£21,091 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £63,750 loan + £1,000 booking fee
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.
Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,175–£19,425
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history170d on marketno cuts yet
Strategy matrix
Compare 7 strategies side-by-side · best shown with ⭐
⭐Council lease wins — -£226/mo · £33/mo ahead of Rent it out
Strategy
Return before costson price
Monthly profit
Cash needed
5y Return on your cashon cash
Risk
Feasibility
Rent it out
9.37%
-£259
£44,840
-30.3%
Low
Feasible
Housing-benefit rent
7.40%
-£411
£44,840
-49.8%
Med
Feasible
⭐ Council lease
9.37%
-£226
£44,840
-29.3%
Low
Feasible
Refurb & refinance
9.37%
-£259
£55,116
-24.7%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£445
£112,341
-10%
Med
Feasible
Rent by the room
—
—
—
—
—
Disabledneeds 3+ beds
Housing-benefit (LHA) scheme detailBRMA Kirklees · cap £524/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
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 impactLocal lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
As-is Rent it out vs converted Rent by the room
+£548/mo cash flow vs Rent it out if converted to Rent by the room
33.88% Return before costs on price converted vs 9.37% as-is
As-is Rent it out
Monthly profit+£3
Return before costson price9.37%
Cash needed£33,148
If converted to Rent by the room
Monthly profit+£551
Return before costson price33.88%
Cash needed£49,148
Δ vs Rent it outMonthly profit+£548
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
£27,619–£51,000full refurb + room split
⚠️ Capped at 60% of £85,000 asking (£51,000). Raw model: £55,225–£101,975. Verify with a surveyor before offering.
What's in this cost
Kitchen£4,501–£9,002
2 × bathroom£6,001–£11,003
Rewire£1,850–£3,238
Replumb£1,388–£2,776
Windows£4,626–£8,327
Paint + decor£3,701–£6,477
Flooring£5,551–£10,177
Comparables
sold within 0.5 mi
Loading nearby sold…
Location & area intelligence
Transport 100 / 100
Loading map…
Transport score100 / 100
On the map
Registered HMOs
Approved HMO conversions
Pending HMO applications
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
Moor End Academy
Secondary · Academy converter · HD4 5JA
Outstanding
Woodside Green, A Share Primary Academy
Primary · Academy sponsor led · HD4 5US
Good
Beaumont Primary Academy
Primary · Free schools · HD4 5JA
Not rated
Oak CofE Primary School
Primary · Voluntary controlled school · HD4 5HX
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
-£3,110/yr kept
Annual gross rent£7,968
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profitannual-£3,110
Exit costs
-£13,603 after CGT
Projected sale price (5y · 2%/yr growth)£93,847
Capital gain (pre-CGT)£8,847
Sale costs (~2.5%)£2,346
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 profitafter CGT-£13,603
Rates as of Oct 2024
Acquisition costs
£44,840cash needed
Purchase price£85,000
Deposit (25%)£21,250
Stamp duty+5% additional-property surcharge£4,250
Refurb£15,065
Legal + survey£2,000
Mortgage fees£2,275
Total cash neededdeposit + costs (loan covers the rest)£44,840
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
* offered as A buy to let investment *
New to the Market with the Multi Award Winning Whitegates Estate Agents Huddersfield, Brighouse & Holmfirth is this spacious Two bedroomed garden flat situated in Crosland Moor.
Passing rent of £750PCM.
Having its own separate entrance, courtyard garden and communal parking the property Briefly Comprises Entrance, Large Lounge-Kitchen, plumbing for washing machine, bathroom with shower over bath & two double bedrooms (master with ensu…
The Manor House, 68 Moorside Avenue, Crosland Moor, Huddersfield HD4
flat · 2 bed · 2 bath · 925 sqft
£85,000
est £664 · 9.37% gross
Leasehold 71yrEPC E
1 / 22
0/100
Marginal
9.37% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.37% Return before costs — above-market
Energy rating E — Min. energy standard blocker by 2030 (~£6,000–£12,000 upgrade)
Lease 71 yrs — mortgage risk
Price
£85K
Return before costs
9.37%
est rent £664/monot enough comparablesRange £615–£717/mo (Q1–Q3)
Bedrooms
2
2 bath
Energy rating
E
MEES (Minimum Energy Efficiency Standards) blocker by 2030 ~£6,000–£12,000 upgrade
Deal flags2 issues
Lease — 71 yrs
Below 80 yrs — extend before remortgage or exit
EPC E — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
Buy-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: £615–£717/mo · n=19
Financing
DepositYour cash in — the rest is the mortgage25% · £21,250
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£11,299–£21,091 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £63,750 loan + £1,000 booking fee
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 mi
Loading nearby sold…
Location & transport
Score 100/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£829
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£13,603
Acquisition costs
£45K
25% deposit£21,250
Stamp duty£4,250
Refurb£15,065
Legal + survey£2,000
Mortgage + broker£2,275
Cash needed£44,840
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyZoopla
* offered as A buy to let investment *
New to the Market with the Multi Award Winning Whitegates Estate Agents Huddersfield, Brighouse & Holmfirth is this spacious Two bedroomed garden flat situated in Crosland Moor.
Passing rent of £750PCM.
Having its own separate entrance, courtyard garden and communal parking the property Briefly Comprises Entrance, Large Lounge-Kitchen, plumbing for washing machine, bathroom with shower over bath & two double bedrooms (master with ensu…