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Year 5 disposal
BMV -1%
⊞ View all 20
0/ 100
Weak
4.45% return before costs — market rent unverified, verify 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
- Monthly profit −£592/mo — heavily negative — needs monthly capital injection
- -5.6% 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
−£592/mo
You top up £592/mo
Price
£368K
Around comparable sold prices
Return · IRR
-5.6%/yr
Loses money over 5 years
Cash to get in
£140K
Deposit + fees + refurb
Return before costs on price 4.45%5-yr return on cash -21%Rent est. £1,364 (£1,232–£1,510)
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: £1,232–£1,510/mo · n=17
Financing
DepositYour cash in — the rest is the mortgage25% · £91,875
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 (£9,188–£17,150 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £275,625 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£592
after mortgage, operating costs & tax
Rent in£1,364/mo gross
£1,312/mo collected · £52/mo lost to voids
Where it goes
£1,493Mortgage£411Costs
Outgoings exceed rent — you top up £592/mo
Mortgage£1,493
Costs£411
Management£136
Maintenance£67
Insurance£28
CapEx reserve£68
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£592
Returns
Return before costs on price4.45%
Cash return on cash-5.10%
Gross margin£900
Cash needed£139,538
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.88
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 | £16,368 | £4,933 | £17,916 | £0 | £0 | -£6,480 | -£6,480 |
| Year 2 | £16,859 | £5,081 | £17,916 | £0 | £0 | -£6,137 | -£12,618 |
| Year 3 | £17,365 | £5,233 | £17,916 | £0 | £0 | -£5,784 | -£18,402 |
| Year 4 | £17,886 | £5,390 | £17,916 | £0 | £0 | -£5,420 | -£23,821 |
| Year 5 | £18,422 | £5,552 | £17,916 | £0 | £0 | -£5,045 | -£28,867 |
Disposal gain (gross)-£13,044
CGT£0
Net Disposal proceeds£395,606
What we verified
What we verified
50165 ok · 0 caution · 1 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
Rates as of May 2026
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
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 profileFamily let
Tenant profilelikely cohortLS18 5JZ · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Leeds Beckett · 3.3 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
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
3-bed · 1-bath · 721 sqft
£20k–£40k
£ per sqft
building cost only
£28–£55
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,047–£9,373
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£7,931–£15,141
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Check council
The council's HMO page lists the current mandatory fee plus any additional / selective scheme that catches smaller HMOs.
Mandatory licensing applies to 5+ sharer HMOs (Housing Act 2004)
Find council HMO page →Price & sale history140d on marketno cuts yet
Strategy matrix
Council lease wins — -£533/mo · £60/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 | 4.45% | -£592 | £139,538 | -20.7% | Low | Feasible |
| Housing-benefit rent | 2.77% | -£1,068 | £139,538 | -41.8% | Med | Feasible |
| ⭐ Council lease | 4.45% | -£533 | £139,538 | -20.4% | Low | Feasible |
| Refurb & refinance | 4.45% | -£592 | £162,813 | -17.7% | Med | Feasible |
| Short-stay let / Airbnb | 5.74% | -£750 | £139,538 | -30.0% | High | Feasible |
| Buy, improve & sell | 0.00% | -£199 | £413,550 | 6% | Med | Feasible |
| Rent by the room | 5.16% | -£1,676 | £165,538 | -56.4% | — | Feasible |
Short-let (SA) context304 active short-lets nearby
Short-let market context
- 304 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Leeds · cap £848/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Leeds
- LHA monthly cap:
- £848
- Scheme type:
- nominee
- Premium:
- +800% 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
Local lettings demandby strategyLive area data
Short-stay let36% occupancy
£162/night ADR
Based on 15 short-let comps nearby
Rent by the room conversion upside
+£109/mo cash flow vs Rent it out if converted to Rent by the room
7.84% Return before costs on price converted vs 4.45% as-is
Room mix (3 lettable rooms)
1× Double @ £568/mo1× Single @ £397/mo1× En-suite @ £614/mo
≈ £1,579/mo gross room income
As-is Rent it out
Monthly profit-£532
Return before costs on price4.45%
Cash needed£103,773
If converted to Rent by the room
Monthly profit-£423
Return before costs on price7.84%
Cash needed£119,773
Δ vs Rent it out Monthly profit+£109
Show conversion detail
Conversion cost estimate
£58,800
Range: £52,500 – £67,200
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£41,677–£77,307full refurb + room split
What's in this cost
- Kitchen£9,000–£18,000
- 1 × bathroom£6,000–£11,000
- Rewire£2,884–£5,047
- Replumb£2,163–£4,326
- Windows£7,210–£12,978
- Paint + decor£5,768–£10,094
- Flooring£8,652–£15,862
Based on 465 HMO comps within 5.2 km
Comparables
sold within 0.5 miWide · CV 37.1%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- OutstandingSt Mary's Catholic Primary School, HorsforthPrimary · Academy converter · LS18 5AB
- GoodSt Margaret's Church of England Voluntary Controlled Primary SchoolPrimary · Voluntary controlled school · LS18 5BL
- GoodWestbrook Lane Primary SchoolPrimary · Community school · LS18 5AH
- Not ratedLeeds Trinity UniversityNot applicable · Higher education institutions · LS18 5HD
- Not ratedWest End Primary SchoolPrimary · Community school · LS18 5JP
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£16,368
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£7,110
Exit costs
Projected sale price (5y · 2%/yr growth)£405,750
Capital gain (pre-CGT)£38,250
Sale costs (~2.5%)£10,144
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-£28,867
Rates as of Oct 2024
Acquisition costs
£139,538cash neededPurchase price£367,500
Deposit (25%)£91,875
Stamp duty+5% additional-property surcharge£26,750
Refurb£12,250
Legal + survey£2,150
Mortgage fees£6,513
Total cash neededdeposit + costs (loan covers the rest)£139,538
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Set within a quiet and highly desirable location, this beautifully presented home offers bright, versatile accommodation with excellent potential to extend, subject to the necessary permissions. This attractive home welcomes you with an immediate sense of space and light. The ground floor features a large dual-aspect lounge with laminate flooring, an open fireplace and stairs leading to the first floor. To the rear, the impressive kitchen offers a bright open-plan layout with…
Floor plans
Nearby active comparables1 rental
Comparable rentals
LS18 · same beds + typeMedian nearby: £1,500/mo · 1 of 1 already let+£136 vs our est
- Hawksworth Road, Horsforth, LS18Let3b£1,500/moMay 2026
Other deals nearby
LS18 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Hardisty - Horsforth
About this listing
140 days · ZooplaPrice history
5-year price trend
Monthly profit
−£592
Cash needed
£140K
Return after costs
-5.10%
IRR
-5.57%
Listed 140d ago
West End Drive, Horsforth, Leeds, West Yorkshire LS18
semi-detached · 3 bed · 1 bath · 721 sqft
£367,500
est £1,364 · 4.45% gross
EPC G
Priced below market
1 / 18
0/100
Marginal
4.45% — verify the rent + comps locally.
Energy rating G — Min. energy standard blocker by 2030 (~£15,000–£30,000 upgrade)
Price
£368K
at sold-comp median
Return before costs
4.45%
est rent £1,364/monot enough comparablesRange £1,232–£1,510/mo (Q1–Q3)
Bedrooms
3
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: £1,232–£1,510/mo · n=17
Financing
DepositYour cash in — the rest is the mortgage25% · £91,875
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 (£9,188–£17,150 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £275,625 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£592
after mortgage, operating costs & tax
Rent in£1,364/mo gross
£1,312/mo collected · £52/mo lost to voids
Where it goes
£1,493Mortgage£411Costs
Outgoings exceed rent — you top up £592/mo
Mortgage£1,493
Costs£411
Management£136
Maintenance£67
Insurance£28
CapEx reserve£68
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£592
Returns
Return before costs on price4.45%
Cash return on cash-5.10%
Gross margin£900
Cash needed£139,538
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.88
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context304 active short-lets nearby
Short-let market context
- 304 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Leeds · cap £848/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Leeds
- LHA monthly cap:
- £848
- Scheme type:
- nominee
- Premium:
- +800% 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 | £16,368 | £4,933 | £17,916 | £0 | £0 | -£6,480 | -£6,480 |
| Year 2 | £16,859 | £5,081 | £17,916 | £0 | £0 | -£6,137 | -£12,618 |
| Year 3 | £17,365 | £5,233 | £17,916 | £0 | £0 | -£5,784 | -£18,402 |
| Year 4 | £17,886 | £5,390 | £17,916 | £0 | £0 | -£5,420 | -£23,821 |
| Year 5 | £18,422 | £5,552 | £17,916 | £0 | £0 | -£5,045 | -£28,867 |
Rent by the room upside
What we verified
5016
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 37.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,583
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£28,867
Acquisition costs
25% deposit£91,875
Stamp duty£26,750
Refurb£12,250
Legal + survey£2,150
Mortgage + broker£6,513
Cash needed£139,538
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
Set within a quiet and highly desirable location, this beautifully presented home offers bright, versatile accommodation with excellent potential to extend, subject to the necessary permissions. This attractive home welcomes you with an immediate sense of space and light. The ground floor features a large dual-aspect lounge with laminate flooring, an open fireplace and stairs leading to the first floor. To the rear, the impressive kitchen offers a bright open-plan layout with…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice