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Year 5 disposal
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23/ 100
Weak
11.30% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 11.3% Rent by the room return before costs (net 5.81% after CapEx + bills) — conversion play
Why to be cautious
- Monthly profit −£147/mo — mildly negative — equity build may cover
- -1.6% 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.
- EPC band not stated — verify the certificate before offering (2030 MEES minimum is band C).
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£147/mo
You top up £147/mo
Price vs market
Above comparable sales
+43% vs 12 sold
Return · IRR
-1.6%/yr
Loses money over 5 years
Cash to get in
£89K
Deposit + fees + refurb
Price £200KReturn before costs on price · Rent by the room 11.30%5-yr return on cash -4%Rent est. £1,050 (£996–£1,107)
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: £996–£1,107/mo · n=15
Financing
DepositYour cash in — the rest is the mortgage25% · £50,000
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 (£16,422–£30,654 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £150,000 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 £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£147
after mortgage, operating costs & tax
Rent in£1,050/mo gross
£1,010/mo collected · £40/mo lost to voids
Where it goes
£813Mortgage£345Costs
Outgoings exceed rent — you top up £147/mo
Mortgage£813
Costs£345
Management£105
Maintenance£50
Insurance£28
CapEx reserve£53
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£147
Returns
Return before costs on price6.30%
Cash return on cash-1.99%
Gross margin£665
Cash needed£89,096
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.24
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 | £12,600 | £4,135 | £9,750 | £0 | £0 | -£1,284 | -£1,284 |
| Year 2 | £12,978 | £4,259 | £9,750 | £0 | £0 | -£1,031 | -£2,315 |
| Year 3 | £13,367 | £4,386 | £9,750 | £0 | £0 | -£769 | -£3,084 |
| Year 4 | £13,768 | £4,518 | £9,750 | £0 | £0 | -£500 | -£3,584 |
| Year 5 | £14,181 | £4,653 | £9,750 | £0 | £0 | -£222 | -£3,806 |
Disposal gain (gross)-£19,800
CGT£0
Net Disposal proceeds£215,296
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 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 ratingUnknown
EPC& 2030 deadlineEPC register
EPC band not available in the listing. The 2030 MEES minimum is band C — verify the certificate before offering.
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 cohortBD18 2AZ · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Leeds Beckett · 9.7 km
Reason
4-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
4-bed · 1-bath · 1420 sqft
£33k–£64k
£ per sqft
building cost only
£23–£45
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£9,940–£18,460
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£15,620–£29,820
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 history87d on marketno cuts yet
Strategy matrix
Rent by the room wins — +£750/mo · £852/mo ahead of Council lease (after room-conversion)
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 6.30% | -£147 | £89,096 | -4.3% | Low | Feasible |
| Housing-benefit rent | 4.49% | -£441 | £89,096 | -24.0% | Med | Feasible |
| Council lease | 6.30% | -£102 | £89,096 | -3.9% | Low | Feasible |
| Refurb & refinance | 6.30% | -£147 | £107,854 | -3.5% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£182 | £243,854 | -0% | Med | Feasible |
| ⭐ Rent by the room | 7.06% * | +£750 | £94,125 | — | — | Feasible |
* Rent by the room shows net yield on cost for the audited HMO conversion deal (post-conversion, after running costs) — not gross like the other rows. Its 5-yr ROI reads “—” because the audited deal is a year-one snapshot; the HMO conversion panel below shows the cash-back / payback horizon.
Housing-benefit (LHA) scheme detailBRMA Bradford & South Dales · cap £748/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bradford & South Dales
- LHA monthly cap:
- £748
- Scheme type:
- nominee
- Premium:
- +1000% 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
+£320/mo cash flow vs Rent it out if converted to Rent by the room
14.40% Return before costs on price converted vs 6.30% as-is
£200k → 6-bed HMO @ ~£429/room: £2,524 pcm gross, ~£1,437 pcm net (7.1% net on £244k all-in incl. ~£30k works); needs +2 bathrooms; GDV ~£192k → refinance releases ~£-6k (~£100k left in)
medium confidence
Unlocks ~£11,304/yr extra rent
4 → 6 lettable rooms · ~7.5% gross at max
Potential, not guaranteed (subject to planning + regs). Estimate from the floorplan (kitchen size assumed) — verify room sizes against the floorplan before offering.
How we calculated this
floorplan shows 7 habitable rooms (4 beds + 3 reception(s)); convert 2 spare room(s) to bedrooms, keeping one reception as the lounge → up to 6 lettable rooms; sized to Bradford adopted standard (6.51/10.22 m²; Amenity Standards for Houses in Multiple Occupation v1.0, City of Bradford MDC; HMO licence fees 2026-2027); adds ~£942/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); mandatory HMO licence (5+ persons, England)
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
4 → 6 bed HMO+2 singles7.06% net on cost9.56% cash-on-cashuplift 6.3% → 7.52%
💷 Refinance could release ~-£6,287
HMO licence+2 bathroom needed
Sized to Bradford's adopted HMO standards
Projections use documented assumptions (local room rates, typical conversion costs, 75% LTV at 5.5%, indicative regional valuation yields) and each council’s published HMO standards. Not financial advice. Verify room sizes, licensing and planning with the council and a surveyor before purchase.
Room mix (4 lettable rooms)
2× Double @ £499/mo1× Single @ £396/mo1× En-suite @ £490/mo
≈ £1,884/mo gross room income
As-is Rent it out
Monthly profit-£132
Return before costs on price6.30%
Cash needed£61,898
If converted to Rent by the room
Monthly profit+£187
Return before costs on price14.40%
Cash needed£77,898
Δ vs Rent it out Monthly profit+£320
+2 rooms (6 total)
Monthly profit+£437
Return before costs on price16.96%
Cash needed£97,898
Extra rent+£942/mo
Show conversion detail
Conversion cost estimate
£31,500
Range: £25,200 – £39,900
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£65,288–£120,000full refurb + room split
⚠️ Capped at 60% of £200,000 asking (£120,000). Raw model: £67,540–£124,140. Verify with a surveyor before offering.
What's in this cost
- Kitchen£8,700–£17,400
- 1 × bathroom£5,800–£10,633
- Rewire£5,491–£9,609
- Replumb£4,118–£8,236
- Windows£13,726–£24,708
- Paint + decor£10,981–£19,217
- Flooring£16,472–£30,198
Based on 991 HMO comps within 3.5 km
Comparables
sold within 0.5 miWide · CV 30.5%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- GoodChrist Church Church of England AcademyPrimary · Academy sponsor led · BD18 2NT
- GoodShipley CofE Primary SchoolPrimary · Academy sponsor led · BD18 2PT
- Not ratedHigh Crags Primary Leadership AcademyPrimary · Academy sponsor led · BD18 2ES
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£12,600
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,769
Exit costs
Projected sale price (5y · 2%/yr growth)£220,816
Capital gain (pre-CGT)£20,816
Sale costs (~2.5%)£5,520
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-£3,806
Rates as of Oct 2024
Acquisition costs
£89,096cash neededPurchase price£200,000
Deposit (25%)£50,000
Stamp duty+5% additional-property surcharge£11,500
Refurb£21,896
Legal + survey£1,700
Mortgage fees£4,000
Total cash neededdeposit + costs (loan covers the rest)£89,096
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Offered to the market is this spacious four bedroom family home located in Shipley - BD18 with local amenities and popular schools nearby. Set over four floors, with a large master bedroom, two reception rooms, and versatile living accommodation, we expect this property to be popular with family buyers seeking a home in the area.
Internally comprising; entrance porch, living room, reception room, dining kitchen, occasional room, two first floor double bedrooms, house bathroo…
Floor plans
Nearby active comparables5 rentals · 1 deal
Comparable rentals
BD18 · same beds + typeMedian nearby: £1,195/mo · 4 of 5 already let+£145 vs our est
- Beamsley Road, Shipley4b£1,000/moMay 2026
- Beamsley Road, Shipley BD18Let4b£1,000/moMay 2026
- Manor Lane BD18Let4b£1,350/moMay 2026
- Selborne Terrace, Shipley, West Yorks…Let4b£1,195/moDec 2025
- Moorhead Lane, Shipley BD18Let4b£1,400/moJun 2025
Other deals nearby
BD18 · ±25% priceListing metazoopla · Hamilton Bower
About this listing
87 days · ZooplaPrice history
5-year price trend
Monthly profit
−£147
Cash needed
£89K
Return after costs
-1.99%
IRR
-1.59%
Listed 87d ago
Norwood Road, Shipley BD18
terraced · 4 bed · 1 bath · 1,420 sqft
£200,000
est £1,050 · 6.30% gross
1 / 14
23/100
Marginal
11.30% Rent by the room strategy — market rent unverified, verify locally.
11.3% Rent by the room Return before costs — conversion play
Price
£200K
43% above sold comps
Return before costs (best)
11.30%
Rent by the room
Bedrooms
4
1 bath
Energy rating
—
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: £996–£1,107/mo · n=15
Financing
DepositYour cash in — the rest is the mortgage25% · £50,000
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 (£16,422–£30,654 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £150,000 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 £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£147
after mortgage, operating costs & tax
Rent in£1,050/mo gross
£1,010/mo collected · £40/mo lost to voids
Where it goes
£813Mortgage£345Costs
Outgoings exceed rent — you top up £147/mo
Mortgage£813
Costs£345
Management£105
Maintenance£50
Insurance£28
CapEx reserve£53
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£147
Returns
Return before costs on price6.30%
Cash return on cash-1.99%
Gross margin£665
Cash needed£89,096
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.24
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Bradford & South Dales · cap £748/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bradford & South Dales
- LHA monthly cap:
- £748
- Scheme type:
- nominee
- Premium:
- +1000% 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 | £12,600 | £4,135 | £9,750 | £0 | £0 | -£1,284 | -£1,284 |
| Year 2 | £12,978 | £4,259 | £9,750 | £0 | £0 | -£1,031 | -£2,315 |
| Year 3 | £13,367 | £4,386 | £9,750 | £0 | £0 | -£769 | -£3,084 |
| Year 4 | £13,768 | £4,518 | £9,750 | £0 | £0 | -£500 | -£3,584 |
| Year 5 | £14,181 | £4,653 | £9,750 | £0 | £0 | -£222 | -£3,806 |
Rent by the room upside
What we verified
5007
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▾
EPCPostcode estimate — check the registerNot stated on the listing
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 30.5%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,950
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£3,806
Acquisition costs
25% deposit£50,000
Stamp duty£11,500
Refurb£21,896
Legal + survey£1,700
Mortgage + broker£4,000
Cash needed£89,096
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
Offered to the market is this spacious four bedroom family home located in Shipley - BD18 with local amenities and popular schools nearby. Set over four floors, with a large master bedroom, two reception rooms, and versatile living accommodation, we expect this property to be popular with family buyers seeking a home in the area.
Internally comprising; entrance porch, living room, reception room, dining kitchen, occasional room, two first floor double bedrooms, house bathroo…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice