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Year 5 disposal
BMV -22%
⊞ View all 11
39/ 100
Weak
8.14% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 8.14% return before costs — above-market
- Priced below market -22% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (244 yrs) — no short-lease drag
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£253/mo — significantly negative — real recurring drain
- -4.7% 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
−£253/mo
You top up £253/mo
Price vs market
Below market value
-22% vs 12 sold · interior unseen
Return · IRR
-4.7%/yr
Loses money over 5 years
Cash left in
£31K
Stays in after refinancing at value
Price £150KCash to buy £63KReturn before costs on price 8.14%5-yr return on cash -18%Rent est. £1,018 (£902–£1,149)
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: £902–£1,149/mo · n=89
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
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 (£8,970–£16,744 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £112,500 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
-£253
after mortgage, operating costs & tax
Rent in£1,018/mo gross
£979/mo collected · £39/mo lost to voids
Where it goes
£609Mortgage£622Costs
Outgoings exceed rent — you top up £253/mo
Mortgage£609
Costs£622
Management£102
Maintenance£67
Insurance£20
CapEx reserve£51
Voids + council tax£5
Service charge + ground rent£273
Ltd co. accounts£104
Tax—
Shortfall−£253
Returns
Return before costs on price8.14%
Cash return on cash-4.84%
Gross margin£357
Cash needed£62,710
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.61
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £12,216 | £7,466 | £7,313 | £0 | £0 | -£2,562 | -£2,562 |
| Year 2 | £12,582 | £7,690 | £7,313 | £0 | £0 | -£2,420 | -£4,982 |
| Year 3 | £12,960 | £7,921 | £7,313 | £0 | £0 | -£2,273 | -£7,255 |
| Year 4 | £13,349 | £8,158 | £7,313 | £0 | £0 | -£2,122 | -£9,377 |
| Year 5 | £13,749 | £8,403 | £7,313 | £0 | £0 | -£1,966 | -£11,344 |
Disposal gain (gross)-£10,488
CGT£0
Net Disposal proceeds£161,472
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
Leasehold244 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
243 yr
Extracted from listing description · verify with solicitor
Tenure & planning244 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
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
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 cohortLS7 4HP · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Leeds · 2.1 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 · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,670–£10,530
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,910–£17,010
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history59d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — +£19/mo · £227/mo ahead of Council lease
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 8.14% | -£253 | £62,710 | -18.1% | Low | Feasible |
| Housing-benefit rent | 6.18% | -£502 | £62,710 | -41.4% | Med | Feasible |
| Council lease | 8.14% | -£208 | £62,710 | -17.6% | Low | Feasible |
| Refurb & refinance | 8.14% | -£253 | £74,994 | -15.1% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 15.24% | +£19 | £62,710 | 5.1% | High | Feasible |
| Buy, improve & sell | 0.00% | -£464 | £176,744 | 2% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context264 active short-lets nearby
Short-let market context
- 264 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Leeds · cap £773/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Leeds
- LHA monthly cap:
- £773
- 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 let30% occupancy
£206/night ADR
Based on 13 short-let comps nearby
Rent by the room conversion upside
+£315/mo cash flow vs Rent it out if converted to Rent by the room
19.20% Return before costs on price converted vs 8.14% as-is
As-is Rent it out
Monthly profit+£30
Return before costs on price8.14%
Cash needed£49,398
If converted to Rent by the room
Monthly profit+£346
Return before costs on price19.20%
Cash needed£65,398
Δ vs Rent it out Monthly profit+£315
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
£46,200
Range: £39,900 – £54,600
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 64% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 63% (175 decisions)
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
£48,300–£89,300full refurb + room split
What's in this cost
- Kitchen£9,000–£18,000
- 1 × bathroom£6,000–£11,000
- Rewire£3,600–£6,300
- Replumb£2,700–£5,400
- Windows£9,000–£16,200
- Paint + decor£7,200–£12,600
- Flooring£10,800–£19,800
Comparables
sold within 0.5 miWide · CV 26.3%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Leeds HMO Article 4 — A4D01 (official council polygon)
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- OutstandingDixons Trinity ChapeltownAll-through · Free schools · LS7 4AW
- Not ratedAl Kauthar Girls AcademyNot applicable · Other independent school · LS7 4JE
- Not ratedBracken Edge Primary SchoolPrimary · Community school · LS7 4HE
- Not ratedHillcrest AcademyPrimary · Academy sponsor led · LS7 4DR
- Not ratedHoly Rosary and St Anne's Catholic Primary School, a Voluntary AcademyPrimary · Academy converter · LS7 4AW
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£12,216
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,032
Exit costs
Projected sale price (5y · 2%/yr growth)£165,612
Capital gain (pre-CGT)£15,612
Sale costs (~2.5%)£4,140
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-£11,344
Rates as of Oct 2024
Acquisition costs
£62,710cash neededPurchase price£150,000
Deposit (25%)£37,500
Stamp duty+5% additional-property surcharge£8,000
Refurb£11,960
Legal + survey£2,000
Mortgage fees£3,250
Total cash neededdeposit + costs (loan covers the rest)£62,710
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Bettermove are proud to present this 2 bedroom flat in Leeds, available with no forward chain.
The property benefits from double glazing, and electric heating throughout, with residents parking available.
The council tax band is A.
This is a leasehold property with 243 years remaining on the lease; the ground rent is £194.00 per annum, and the service charge is £3087.00 per annum.
The interior of this beautifully presented property comprises a spacious living room, open-p…
Floor plans
Listing metazoopla · Bettermove
About this listing
59 days · ZooplaPrice history
5-year price trend
Monthly profit
−£253
Cash needed
£63K
Return after costs
-4.84%
IRR
-4.72%
Listed 59d ago
Chapeltown Road, Leeds LS7
flat · 2 bed · 1 bath
£150,000
est £1,018 · 8.14% gross
Chain freeLeasehold 244yrEPC D
Priced below market
1 / 11
39/100
Marginal
8.14% — verify the rent + comps locally.
Priced below market -22% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.14% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Chain free
Price
£150K
22% below sold comps
Return before costs
8.14%
est rent £1,018/monot enough comparablesRange £902–£1,149/mo (Q1–Q3)
Bedrooms
2
1 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: £902–£1,149/mo · n=89
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
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 (£8,970–£16,744 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £112,500 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
-£253
after mortgage, operating costs & tax
Rent in£1,018/mo gross
£979/mo collected · £39/mo lost to voids
Where it goes
£609Mortgage£622Costs
Outgoings exceed rent — you top up £253/mo
Mortgage£609
Costs£622
Management£102
Maintenance£67
Insurance£20
CapEx reserve£51
Voids + council tax£5
Service charge + ground rent£273
Ltd co. accounts£104
Tax—
Shortfall−£253
Returns
Return before costs on price8.14%
Cash return on cash-4.84%
Gross margin£357
Cash needed£62,710
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.61
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context264 active short-lets nearby
Short-let market context
- 264 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Leeds · cap £773/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Leeds
- LHA monthly cap:
- £773
- 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 | £12,216 | £7,466 | £7,313 | £0 | £0 | -£2,562 | -£2,562 |
| Year 2 | £12,582 | £7,690 | £7,313 | £0 | £0 | -£2,420 | -£4,982 |
| Year 3 | £12,960 | £7,921 | £7,313 | £0 | £0 | -£2,273 | -£7,255 |
| Year 4 | £13,349 | £8,158 | £7,313 | £0 | £0 | -£2,122 | -£9,377 |
| Year 5 | £13,749 | £8,403 | £7,313 | £0 | £0 | -£1,966 | -£11,344 |
Rent by the room upside
What we verified
4406
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining244 yr
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
Service chargeReduces net yield£3,087/yr
Ground rentDoubling clauses kill mortgageability£194/yr
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 26.3%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,463
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£11,344
Acquisition costs
25% deposit£37,500
Stamp duty£8,000
Refurb£11,960
Legal + survey£2,000
Mortgage + broker£3,250
Cash needed£62,710
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
Bettermove are proud to present this 2 bedroom flat in Leeds, available with no forward chain.
The property benefits from double glazing, and electric heating throughout, with residents parking available.
The council tax band is A.
This is a leasehold property with 243 years remaining on the lease; the ground rent is £194.00 per annum, and the service charge is £3087.00 per annum.
The interior of this beautifully presented property comprises a spacious living room, open-p…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice