-3.3% 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
−£152/mo
You top up £152/mo
Price vs market
Above comparable sales
+10% vs 12 sold
Return · IRR
-3.3%/yr
Loses money over 5 years
Cash to get in
£53K
Deposit + fees + refurb
Price £120KReturn before costson price8.71%5-yr return on cash -11%Rent est. £871 (£826–£918)
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).
Listing seen …
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
Buy-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: £826–£918/mo · n=16
Financing
DepositYour cash in — the rest is the mortgage25% · £30,000
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
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 £90,000 loan + £1,000 booking fee
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.
+£412/mo cash flow vs Rent it out if converted to Rent by the room
24.00% Return before costs on price converted vs 8.71% as-is
As-is Rent it out
Monthly profit+£29
Return before costson price8.71%
Cash needed£41,898
If converted to Rent by the room
Monthly profit+£441
Return before costson price24.00%
Cash needed£57,898
Δ vs Rent it outMonthly profit+£412
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
£38,979–£72,000full refurb + room split
⚠️ Capped at 60% of £120,000 asking (£72,000). Raw model: £54,300–£100,300. Verify with a surveyor before offering.
What's in this cost
Kitchen£6,461–£12,921
2 × bathroom£8,614–£15,793
Rewire£2,584–£4,522
Replumb£1,938–£3,876
Windows£6,461–£11,629
Paint + decor£5,168–£9,045
Flooring£7,753–£14,213
Comparables
sold within 0.5 mi
Wide · CV 43.3%Med confidence
Loading nearby sold…
Location & area intelligence
Transport 100 / 100
Loading map…
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
CAPA College
16 plus · Free schools 16 to 19 · WF1 2QN
Not rated
Heart of Yorkshire Education Group
16 plus · Further education · WF1 2DH
Not rated
Wakefield Girls' High School
Not applicable · Other independent school · WF1 2QS
Not rated
Wakefield Grammar Pre-Preparatory School
Not applicable · Other independent school · WF1 2DG
Not rated
Newton Hill Community School
Primary · Community school · WF1 2HR
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
-£1,820/yr kept
Annual gross rent£10,452
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profitannual-£1,820
Exit costs
-£5,722 after CGT
Projected sale price (5y · 2%/yr growth)£132,490
Capital gain (pre-CGT)£12,490
Sale costs (~2.5%)£3,312
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 profitafter CGT-£5,722
Rates as of Oct 2024
Acquisition costs
£52,760cash needed
Purchase price£120,000
Deposit (25%)£30,000
Stamp duty+5% additional-property surcharge£6,000
Refurb£11,960
Legal + survey£2,000
Mortgage fees£2,800
Total cash neededdeposit + costs (loan covers the rest)£52,760
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Red Hall Avenue, Wakefield, Wf1 2Fx
Yieldit are pleased to offer to the market this beautifully presented two bedroom property offering a strong opportunity for investors looking to add a well located property to their portfolio. The accommodation comprises two bedrooms, two bathrooms and a reception room, providing well proportioned and versatile living space with good potential for the rental market. Its practical layout and location make it well suited to investors seekin…
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.71% Return before costs — above-market
Price
£120K
10% above sold comps
Return before costs
8.71%
est rent £871/monot enough comparablesRange £826–£918/mo (Q1–Q3)
Bedrooms
2
2 bath
Energy rating
B
Energy rating
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
Buy-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: £826–£918/mo · n=16
Financing
DepositYour cash in — the rest is the mortgage25% · £30,000
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
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 £90,000 loan + £1,000 booking fee
Short-let (SA) context264 active short-lets nearby
Short-let market context
Local nightly-rate and occupancy benchmarks for this postcode.
264 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Wakefield · cap £593/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Wakefield
LHA monthly cap:
£593
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
£10,452
£6,020
£5,850
£0
£0
-£1,418
-£1,418
Year 2
£10,766
£6,201
£5,850
£0
£0
-£1,285
-£2,704
Year 3
£11,089
£6,387
£5,850
£0
£0
-£1,148
-£3,852
Year 4
£11,421
£6,579
£5,850
£0
£0
-£1,007
-£4,859
Year 5
£11,764
£6,776
£5,850
£0
£0
-£862
-£5,722
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)2 bd
If converted
Gross Rent by the room yield—
What we verified
12 total
4206
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining109 yr
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
EPCEnergy efficiency ratingB
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Area3▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 mi
Wide · CV 43.3%Med confidence
Loading nearby sold…
Location & transport
Score 100/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,170
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£5,722
Acquisition costs
£53K
25% deposit£30,000
Stamp duty£6,000
Refurb£11,960
Legal + survey£2,000
Mortgage + broker£2,800
Cash needed£52,760
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyZoopla
Red Hall Avenue, Wakefield, Wf1 2Fx
Yieldit are pleased to offer to the market this beautifully presented two bedroom property offering a strong opportunity for investors looking to add a well located property to their portfolio. The accommodation comprises two bedrooms, two bathrooms and a reception room, providing well proportioned and versatile living space with good potential for the rental market. Its practical layout and location make it well suited to investors seekin…