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Year 5 disposal
⊞ View all 15
7/ 100
Weak
7.64% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£253/mo — significantly negative — real recurring drain
- -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.
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
£220K
No local sold comps to compare
Return · IRR
-1.6%/yr
Loses money over 5 years
Cash to get in
£138K
Deposit + fees + refurb
Return before costs on price · Rent by the room 7.64%5-yr return on cash -7%Rent est. £1,043 (£986–£1,103)
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: £986–£1,103/mo · n=58
Financing
DepositYour cash in — the rest is the mortgage25% · £55,000
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 (£48,386–£90,321 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £165,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£253
after mortgage, operating costs & tax
Rent in£1,043/mo gross
£1,003/mo collected · £40/mo lost to voids
Where it goes
£894Mortgage£362Costs
Outgoings exceed rent — you top up £253/mo
Mortgage£894
Costs£362
Management£104
Maintenance£67
Insurance£28
CapEx reserve£52
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£253
Returns
Return before costs on price5.69%
Cash return on cash-2.19%
Gross margin£641
Cash needed£138,415
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.12
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 | £12,516 | £4,344 | £10,725 | £0 | £0 | -£2,553 | -£2,553 |
| Year 2 | £12,891 | £4,474 | £10,725 | £0 | £0 | -£2,308 | -£4,861 |
| Year 3 | £13,278 | £4,608 | £10,725 | £0 | £0 | -£2,055 | -£6,916 |
| Year 4 | £13,677 | £4,747 | £10,725 | £0 | £0 | -£1,795 | -£8,711 |
| Year 5 | £14,087 | £4,889 | £10,725 | £0 | £0 | -£1,527 | -£10,238 |
Disposal gain (gross)-£62,290
CGT£0
Net Disposal proceeds£236,825
What we verified
What we verified
60066 ok · 0 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 ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand C
MEES 2030 compliance
C required for new tenancies
PASS
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 cohortBD10 8BB · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Leeds Beckett · 7 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 · 990 sqft
£25k–£49k
£ per sqft
building cost only
£25–£49
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,930–£12,870
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,890–£20,790
Guide rates · UK May 2026 · sqft auto-estimated from beds
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 history51d on marketno cuts yet
Strategy matrix
Rent by the room wins — +£179/mo · £270/mo ahead of Short-stay let / Airbnb (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 | 5.69% | -£253 | £138,415 | -7.4% | Low | Feasible |
| Housing-benefit rent | 3.45% | -£629 | £138,415 | -24.3% | Med | Feasible |
| Council lease | 5.69% | -£206 | £138,415 | -7.1% | Low | Feasible |
| Refurb & refinance | 5.69% | -£253 | £175,221 | -5.8% | Med | Feasible |
| Short-stay let / Airbnb | 9.72% | -£91 | £138,415 | -1.6% | High | Feasible |
| Buy, improve & sell | 0.00% | -£199 | £324,921 | -18% | Med | Feasible |
| ⭐ Rent by the room | 4.56% * | +£179 | £81,025 | — | — | 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.
Short-let (SA) context357 active short-lets nearby
Short-let market context
- 357 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Bradford & South Dales · cap £633/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bradford & South Dales
- LHA monthly cap:
- £633
- 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
Local lettings demandby strategyLive area data
Short-stay let37% occupancy
£157/night ADR
Based on 44 short-let comps nearby
Rent by the room conversion upside
+£340/mo cash flow vs Rent it out if converted to Rent by the room
13.09% Return before costs on price converted vs 5.69% as-is
£220k → 4-bed HMO @ ~£434/room: £1,659 pcm gross, ~£935 pcm net (4.6% net on £246k all-in incl. ~£11k works)
medium confidence
Unlocks ~£5,604/yr extra rent
3 → 4 lettable rooms · ~5.1% 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 5 habitable rooms (3 beds + 2 reception(s)) in 78 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms (0 double, 1 single); 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); kitchen 6.8 m² is below the ~7.0 m² standard for 4 occupants — extend/relocate kitchen within the works; adds ~£467/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted)
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
3 → 4 bed HMO+1 single4.56% net on cost2.65% cash-on-cashuplift 5.69% → 5.12%
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 (3 lettable rooms)
1× Double @ £503/mo1× Single @ £399/mo1× En-suite @ £499/mo
≈ £1,401/mo gross room income
As-is Rent it out
Monthly profit-£216
Return before costs on price5.69%
Cash needed£66,898
If converted to Rent by the room
Monthly profit+£124
Return before costs on price13.09%
Cash needed£82,898
Δ vs Rent it out Monthly profit+£340
+1 room (4 total)
Monthly profit-£231
Return before costs on price10.19%
Cash needed£92,898
Extra rent+£467/mo
Show conversion detail
Conversion cost estimate
£50,400
Range: £44,100 – £58,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£55,700–£102,700full refurb + room split
What's in this cost
- Kitchen£9,000–£18,000
- 1 × bathroom£6,000–£11,000
- Rewire£4,400–£7,700
- Replumb£3,300–£6,600
- Windows£11,000–£19,800
- Paint + decor£8,800–£15,400
- Flooring£13,200–£24,200
Based on 1010 HMO comps within 5.5 km
Comparables
sold within 0.5 miLoading 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
- GoodBlakehill Primary SchoolPrimary · Community school · BD10 8QN
- GoodThackley Primary SchoolPrimary · Community school · BD10 8PJ
- Not ratedIdle CofE Primary SchoolPrimary · Voluntary aided school · BD10 8LU
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£12,516
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,034
Exit costs
Projected sale price (5y · 2%/yr growth)£242,898
Capital gain (pre-CGT)£22,898
Sale costs (~2.5%)£6,072
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-£10,238
Rates as of Oct 2024
Acquisition costs
£138,415cash neededPurchase price£220,000
Deposit (25%)£55,000
Stamp duty+5% additional-property surcharge£12,900
Refurb£64,515
Legal + survey£1,700
Mortgage fees£4,300
Total cash neededdeposit + costs (loan covers the rest)£138,415
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
*three bedrooms* *no chain* *renovated throughout* *new kitchen, bathroom, decor & flooring* *ideal for first time buyers & families* *driveway parking* *gardens* *close to local schools & amenities*
Townend Estate Agents offer for sale this beautifully renovated semi-detached home, presenting an excellent opportunity for first-time buyers and families alike. With three well-proportioned bedrooms and a modern bathroom, this property is designed for comfortable living. Upon e…
Floor plans
Listing metazoopla · Townend Estate Agents
About this listing
51 days · ZooplaPrice history
5-year price trend
Monthly profit
−£253
Cash needed
£138K
Return after costs
-2.19%
IRR
-1.59%
Listed 51d ago
Summerbridge Crescent, Eccleshill, Bradford BD10
semi-detached · 3 bed · 1 bath
£220,000
est £1,043 · 5.69% gross
Chain freeEPC C
1 / 15
7/100
Marginal
7.64% Rent by the room strategy — market rent unverified, verify locally.
Chain free
Price
£220K
Return before costs (best)
7.64%
Rent by the room
Bedrooms
3
1 bath
Energy rating
C
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: £986–£1,103/mo · n=58
Financing
DepositYour cash in — the rest is the mortgage25% · £55,000
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 (£48,386–£90,321 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £165,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£253
after mortgage, operating costs & tax
Rent in£1,043/mo gross
£1,003/mo collected · £40/mo lost to voids
Where it goes
£894Mortgage£362Costs
Outgoings exceed rent — you top up £253/mo
Mortgage£894
Costs£362
Management£104
Maintenance£67
Insurance£28
CapEx reserve£52
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£253
Returns
Return before costs on price5.69%
Cash return on cash-2.19%
Gross margin£641
Cash needed£138,415
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.12
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context357 active short-lets nearby
Short-let market context
- 357 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Bradford & South Dales · cap £633/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bradford & South Dales
- LHA monthly cap:
- £633
- 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 | £12,516 | £4,344 | £10,725 | £0 | £0 | -£2,553 | -£2,553 |
| Year 2 | £12,891 | £4,474 | £10,725 | £0 | £0 | -£2,308 | -£4,861 |
| Year 3 | £13,278 | £4,608 | £10,725 | £0 | £0 | -£2,055 | -£6,916 |
| Year 4 | £13,677 | £4,747 | £10,725 | £0 | £0 | -£1,795 | -£8,711 |
| Year 5 | £14,087 | £4,889 | £10,725 | £0 | £0 | -£1,527 | -£10,238 |
Rent by the room upside
What we verified
6006
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▾
EPCEnergy efficiency ratingC
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,145
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£10,238
Acquisition costs
25% deposit£55,000
Stamp duty£12,900
Refurb£64,515
Legal + survey£1,700
Mortgage + broker£4,300
Cash needed£138,415
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
*three bedrooms* *no chain* *renovated throughout* *new kitchen, bathroom, decor & flooring* *ideal for first time buyers & families* *driveway parking* *gardens* *close to local schools & amenities*
Townend Estate Agents offer for sale this beautifully renovated semi-detached home, presenting an excellent opportunity for first-time buyers and families alike. With three well-proportioned bedrooms and a modern bathroom, this property is designed for comfortable living. Upon e…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice