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Year 5 disposal
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Weak
6.63% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£471/mo — significantly negative — real recurring drain
- -4.2% 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
−£471/mo
You top up £471/mo
Price vs market
Above comparable sales
+28% vs 12 sold
Return · IRR
-4.2%/yr
Loses money over 5 years
Cash to get in
£141K
Deposit + fees + refurb
Price £350KReturn before costs on price · Rent by the room 6.63%5-yr return on cash -15%Rent est. £1,468 (£1,327–£1,624)
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: £1,327–£1,624/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £87,500
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 (£15,428–£28,799 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £262,500 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 £200K–£400K
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£471
after mortgage, operating costs & tax
Rent in£1,468/mo gross
£1,412/mo collected · £56/mo lost to voids
Where it goes
£1,422Mortgage£460Costs
Outgoings exceed rent — you top up £471/mo
Mortgage£1,422
Costs£460
Management£147
Maintenance£100
Insurance£28
CapEx reserve£73
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£471
Returns
Return before costs on price5.03%
Cash return on cash-3.99%
Gross margin£951
Cash needed£141,471
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.99
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 | £17,616 | £5,524 | £17,063 | £0 | £0 | -£4,970 | -£4,970 |
| Year 2 | £18,144 | £5,690 | £17,063 | £0 | £0 | -£4,608 | -£9,578 |
| Year 3 | £18,689 | £5,860 | £17,063 | £0 | £0 | -£4,234 | -£13,812 |
| Year 4 | £19,249 | £6,036 | £17,063 | £0 | £0 | -£3,849 | -£17,661 |
| Year 5 | £19,827 | £6,217 | £17,063 | £0 | £0 | -£3,453 | -£21,114 |
Disposal gain (gross)-£20,953
CGT£0
Net Disposal proceeds£376,768
What we verified
What we verified
51065 ok · 1 caution · 0 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 ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
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 cohortWF4 1TH · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Leeds · 18.1 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 · 2-bath · 1324 sqft
£34k–£67k
£ per sqft
building cost only
£26–£51
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£9,268–£17,212
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£14,564–£27,804
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 history64d on marketno cuts yet
Strategy matrix
Council lease wins — -£259/mo · £211/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 | 5.03% | -£471 | £141,471 | -14.9% | Low | Feasible |
| Housing-benefit rent | 3.03% | -£1,005 | £141,471 | -38.5% | Med | Feasible |
| ⭐ Council lease | 5.03% | -£259 | £141,471 | -8.0% | Low | Feasible |
| Refurb & refinance | 5.03% | -£471 | £167,199 | -12.6% | Med | Feasible |
| Short-stay let / Airbnb | 5.97% | -£716 | £141,471 | -28.2% | High | Feasible |
| Buy, improve & sell | 0.00% | -£232 | £405,949 | 4% | Med | Feasible |
| Rent by the room | 6.63% | -£1,641 | £175,471 | -51.1% | — | Feasible |
Short-let (SA) context413 active short-lets nearby
Short-let market context
- 413 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Wakefield · cap £883/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Wakefield
- LHA monthly cap:
- £883
- Scheme type:
- PSL
- Premium:
- +900% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
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
£160/night ADR
Based on 56 short-let comps nearby
Rent by the room conversion upside
+£24/mo cash flow vs Rent it out if converted to Rent by the room
8.23% Return before costs on price converted vs 5.03% as-is
Room mix (4 lettable rooms)
4× Double @ £483/mo
≈ £1,934/mo gross room income
As-is Rent it out
Monthly profit-£379
Return before costs on price5.03%
Cash needed£99,398
If converted to Rent by the room
Monthly profit-£354
Return before costs on price8.23%
Cash needed£115,398
Δ vs Rent it out Monthly profit+£24
Show conversion detail
Conversion cost estimate
£27,300
Range: £21,000 – £35,700
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£69,988–£128,708full refurb + room split
What's in this cost
- Kitchen£9,000–£18,000
- 2 × bathroom£12,000–£22,000
- Rewire£5,296–£9,268
- Replumb£3,972–£7,944
- Windows£13,240–£23,832
- Paint + decor£10,592–£18,536
- Flooring£15,888–£29,128
Based on 17 HMO comps within 3.2 km
Comparables
sold within 0.5 miWide · CV 21.9%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
- GoodShay Lane Primary (J and I) SchoolPrimary · Community school · WF4 1NN
- Requires improvementEnrich AcademyNot applicable · Academy alternative provision converter · WF4 1LL
- Not ratedHammer Lane AcademyNot applicable · Other independent special school · WF4 1DH
- Not ratedCrofton Infant SchoolPrimary · Academy converter · WF4 1NG
- Not ratedCrofton Junior SchoolPrimary · Community school · WF4 1HJ
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£17,616
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£5,648
Exit costs
Projected sale price (5y · 2%/yr growth)£386,428
Capital gain (pre-CGT)£36,428
Sale costs (~2.5%)£9,661
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-£21,114
Rates as of Oct 2024
Acquisition costs
£141,471cash neededPurchase price£350,000
Deposit (25%)£87,500
Stamp duty+5% additional-property surcharge£25,000
Refurb£20,571
Legal + survey£2,150
Mortgage fees£6,250
Total cash neededdeposit + costs (loan covers the rest)£141,471
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A beautifully presented four bedroom detached family home with three reception rooms, en suite, integral store and a larger than average rear garden, situated in a sought after village location. EPC rating D65.
A beautifully presented four bedroom detached family home, featuring an en suite to the principal bedroom and a larger than average rear garden.
This comfortable and well appointed home is approached via a welcoming reception hall, with a guest W.C. Positioned off to…
Floor plans
Nearby active comparables1 rental
Comparable rentals
WF4 · same beds + typeMedian nearby: £1,850/mo · 1 of 1 already let+£382 vs our est
- The Walton Plot 1, Oak Rise, Criggles…Let4b£1,850/moMay 2026
Other deals nearby
WF4 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Richard Kendall - Normanton
About this listing
64 days · ZooplaPrice history
5-year price trend
Monthly profit
−£471
Cash needed
£141K
Return after costs
-3.99%
IRR
-4.24%
Listed 64d ago
Heather View, Sharlston Common WF4
detached · 4 bed · 2 bath · 1,324 sqft
£350,000
est £1,468 · 5.03% gross
EPC D
1 / 20
0/100
Marginal
6.63% Rent by the room strategy — market rent unverified, verify locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£350K
28% above sold comps
Return before costs (best)
6.63%
Rent by the room
Bedrooms
4
2 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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: £1,327–£1,624/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £87,500
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 (£15,428–£28,799 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £262,500 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 £200K–£400K
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£471
after mortgage, operating costs & tax
Rent in£1,468/mo gross
£1,412/mo collected · £56/mo lost to voids
Where it goes
£1,422Mortgage£460Costs
Outgoings exceed rent — you top up £471/mo
Mortgage£1,422
Costs£460
Management£147
Maintenance£100
Insurance£28
CapEx reserve£73
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£471
Returns
Return before costs on price5.03%
Cash return on cash-3.99%
Gross margin£951
Cash needed£141,471
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.99
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context413 active short-lets nearby
Short-let market context
- 413 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Wakefield · cap £883/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Wakefield
- LHA monthly cap:
- £883
- Scheme type:
- PSL
- Premium:
- +900% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
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 | £17,616 | £5,524 | £17,063 | £0 | £0 | -£4,970 | -£4,970 |
| Year 2 | £18,144 | £5,690 | £17,063 | £0 | £0 | -£4,608 | -£9,578 |
| Year 3 | £18,689 | £5,860 | £17,063 | £0 | £0 | -£4,234 | -£13,812 |
| Year 4 | £19,249 | £6,036 | £17,063 | £0 | £0 | -£3,849 | -£17,661 |
| Year 5 | £19,827 | £6,217 | £17,063 | £0 | £0 | -£3,453 | -£21,114 |
Rent by the room upside
What we verified
5106
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~£3,000–£7,000 to upgrade to CD
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 21.9%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,413
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£21,114
Acquisition costs
25% deposit£87,500
Stamp duty£25,000
Refurb£20,571
Legal + survey£2,150
Mortgage + broker£6,250
Cash needed£141,471
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 beautifully presented four bedroom detached family home with three reception rooms, en suite, integral store and a larger than average rear garden, situated in a sought after village location. EPC rating D65.
A beautifully presented four bedroom detached family home, featuring an en suite to the principal bedroom and a larger than average rear garden.
This comfortable and well appointed home is approached via a welcoming reception hall, with a guest W.C. Positioned off to…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice