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Year 5 disposal
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Caution
Real 8.07% return before costs but flagged risks need pricing in.
Why it works
- 8.07% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (998 yrs) — no short-lease drag
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£182/mo — mildly negative — equity build may cover
- -5.0% 5y IRR — capital outlay disproportionate to returns
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£182/mo
You top up £182/mo
Price vs market
Above comparable sales
+10% vs 8 sold
Return · IRR
-5.0%/yr
Loses money over 5 years
Cash to get in
£45K
Deposit + fees + refurb
Price £128KReturn before costs on price 8.07%5-yr return on cash -17%Rent est. £857 (£891–£824)
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: £891–£824/mo · n=29
Financing
DepositYour cash in — the rest is the mortgage25% · £31,875
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 (£1,125–£2,100 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £95,625 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£182
after mortgage, operating costs & tax
Rent in£857/mo gross
£824/mo collected · £33/mo lost to voids
Where it goes
£518Mortgage£488Costs
Outgoings exceed rent — you top up £182/mo
Mortgage£518
Costs£488
Management£86
Maintenance£67
Insurance£20
CapEx reserve£43
Voids + council tax£6
Service charge + ground rent£163
Ltd co. accounts£104
Tax—
Shortfall−£182
Returns
Return before costs on price8.07%
Cash return on cash-4.89%
Gross margin£336
Cash needed£44,713
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.59
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 | £10,284 | £5,861 | £6,216 | £0 | £0 | -£1,792 | -£1,792 |
| Year 2 | £10,593 | £6,036 | £6,216 | £0 | £0 | -£1,660 | -£3,452 |
| Year 3 | £10,910 | £6,218 | £6,216 | £0 | £0 | -£1,523 | -£4,975 |
| Year 4 | £11,238 | £6,404 | £6,216 | £0 | £0 | -£1,382 | -£6,357 |
| Year 5 | £11,575 | £6,596 | £6,216 | £0 | £0 | -£1,237 | -£7,594 |
Disposal gain (gross)-£174
CGT£0
Net Disposal proceeds£137,251
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
Leasehold998 yr
Leaseholdmaterial factsListing extract
Ground rent
Doubling = lender risk
£150/yr
Extracted from listing description · verify with solicitor
Tenure & planning998 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 cohortHD7 4HG · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Leeds · 27.4 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 · 2-bath · 810 sqft
£25k–£49k
£ per sqft
building cost only
£31–£61
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- 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 history49d on marketno cuts yet
Strategy matrix
Council lease wins — -£144/mo · £39/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 | 8.07% | -£182 | £44,713 | -17.0% | Low | Feasible |
| Housing-benefit rent | 4.93% | -£489 | £44,713 | -59.6% | Med | Feasible |
| ⭐ Council lease | 8.07% | -£144 | £44,713 | -16.2% | Low | Feasible |
| Refurb & refinance | 8.07% | -£182 | £51,688 | -14.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£354 | £138,025 | 8% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Kirklees · cap £524/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Kirklees
- LHA monthly cap:
- £524
- Scheme type:
- none
- Premium:
- +900% 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
+£422/mo cash flow vs Rent it out if converted to Rent by the room
22.59% Return before costs on price converted vs 8.07% as-is
As-is Rent it out
Monthly profit-£5
Return before costs on price8.07%
Cash needed£43,773
If converted to Rent by the room
Monthly profit+£417
Return before costs on price22.59%
Cash needed£59,773
Δ vs Rent it out Monthly profit+£422
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
£42,000
Range: £35,700 – £50,400
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£41,415–£76,500full refurb + room split
⚠️ Capped at 60% of £127,500 asking (£76,500). Raw model: £54,300–£100,300. Verify with a surveyor before offering.
What's in this cost
- Kitchen£6,864–£13,729
- 2 × bathroom£9,153–£16,780
- Rewire£2,746–£4,805
- Replumb£2,059–£4,119
- Windows£6,864–£12,356
- Paint + decor£5,492–£9,610
- Flooring£8,237–£15,102
Comparables
sold within 0.5 miWide · CV 13.0%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
- GoodClough Head Junior and Infant SchoolPrimary · Community school · HD7 4NW
- GoodWellhouse Junior and Infant SchoolPrimary · Community school · HD7 4ES
- Not ratedManor Road AcademyPrimary · Academy converter · HD7 4QE
- Not ratedScapegoat Hill Junior and Infant SchoolPrimary · Community school · HD7 4NU
- Not ratedSt John's Church of England Voluntary Aided Junior and Infant SchoolPrimary · Voluntary aided school · HD7 4QQ
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£10,284
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,188
Exit costs
Projected sale price (5y · 2%/yr growth)£140,770
Capital gain (pre-CGT)£13,270
Sale costs (~2.5%)£3,519
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-£7,594
Rates as of Oct 2024
Acquisition costs
£44,713cash neededPurchase price£127,500
Deposit (25%)£31,875
Stamp duty+5% additional-property surcharge£6,425
Refurb£1,500
Legal + survey£2,000
Mortgage fees£2,913
Total cash neededdeposit + costs (loan covers the rest)£44,713
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
This immaculately presented second floor apartment is located in the smaller ‘East Mill’ which sits alongside the adjoining field and woodland providing you with some lovely views from the lounge and bedroom 1. This is perfect for a young couple or great for someone retired looking for somewhere secure enough to lock up and forget about whilst you go travelling! A secured entrance hall gives access to a staircase which takes you up to the second floor apartment which briefly…
Floor plans
Nearby active comparables5 deals
Comparable rentals
HD7 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metazoopla · WM Sykes & Son
About this listing
49 days · ZooplaPrice history
5-year price trend
Monthly profit
−£182
Cash needed
£45K
Return after costs
-4.89%
IRR
-5.03%
Listed 49d ago
Brook Lane, Golcar, Huddersfield HD7
flat · 2 bed · 2 bath
£127,500
est £857 · 8.07% gross
Leasehold 998yrEPC D
1 / 22
41/100
Caution
8.07% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.07% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£128K
10% above sold comps
Return before costs
8.07%
est rent £857/monot enough comparables
Bedrooms
2
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: £891–£824/mo · n=29
Financing
DepositYour cash in — the rest is the mortgage25% · £31,875
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 (£1,125–£2,100 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £95,625 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£182
after mortgage, operating costs & tax
Rent in£857/mo gross
£824/mo collected · £33/mo lost to voids
Where it goes
£518Mortgage£488Costs
Outgoings exceed rent — you top up £182/mo
Mortgage£518
Costs£488
Management£86
Maintenance£67
Insurance£20
CapEx reserve£43
Voids + council tax£6
Service charge + ground rent£163
Ltd co. accounts£104
Tax—
Shortfall−£182
Returns
Return before costs on price8.07%
Cash return on cash-4.89%
Gross margin£336
Cash needed£44,713
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.59
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Kirklees · cap £524/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Kirklees
- LHA monthly cap:
- £524
- Scheme type:
- none
- Premium:
- +900% 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 | £10,284 | £5,861 | £6,216 | £0 | £0 | -£1,792 | -£1,792 |
| Year 2 | £10,593 | £6,036 | £6,216 | £0 | £0 | -£1,660 | -£3,452 |
| Year 3 | £10,910 | £6,218 | £6,216 | £0 | £0 | -£1,523 | -£4,975 |
| Year 4 | £11,238 | £6,404 | £6,216 | £0 | £0 | -£1,382 | -£6,357 |
| Year 5 | £11,575 | £6,596 | £6,216 | £0 | £0 | -£1,237 | -£7,594 |
Rent by the room upside
What we verified
4306
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining998 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
Ground rentDoubling clauses kill mortgageability£150/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 13.0%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,243
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£7,594
Acquisition costs
25% deposit£31,875
Stamp duty£6,425
Refurb£1,500
Legal + survey£2,000
Mortgage + broker£2,913
Cash needed£44,713
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
This immaculately presented second floor apartment is located in the smaller ‘East Mill’ which sits alongside the adjoining field and woodland providing you with some lovely views from the lounge and bedroom 1. This is perfect for a young couple or great for someone retired looking for somewhere secure enough to lock up and forget about whilst you go travelling! A secured entrance hall gives access to a staircase which takes you up to the second floor apartment which briefly…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice