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Year 5 disposal
⊞ View all 15
29/ 100
Weak
6.90% return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£100/mo — mildly negative — equity build may cover
- -1.8% 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
−£100/mo
You top up £100/mo
Price
£130K
No local sold comps to compare
Return · IRR
-1.8%/yr
Loses money over 5 years
Cash to get in
£56K
Deposit + fees + refurb
Return before costs on price 6.90%5-yr return on cash -5%Rent est. £748 (£701–£798)
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: £701–£798/mo · n=33
Financing
DepositYour cash in — the rest is the mortgage25% · £32,500
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 (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £97,500 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£100
after mortgage, operating costs & tax
Rent in£748/mo gross
£719/mo collected · £29/mo lost to voids
Where it goes
£528Mortgage£291Costs
Outgoings exceed rent — you top up £100/mo
Mortgage£528
Costs£291
Management£75
Maintenance£50
Insurance£20
CapEx reserve£37
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£100
Returns
Return before costs on price6.90%
Cash return on cash-2.16%
Gross margin£428
Cash needed£55,710
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.36
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 | £8,976 | £3,495 | £6,338 | £0 | £0 | -£856 | -£856 |
| Year 2 | £9,245 | £3,600 | £6,338 | £0 | £0 | -£692 | -£1,548 |
| Year 3 | £9,523 | £3,708 | £6,338 | £0 | £0 | -£523 | -£2,071 |
| Year 4 | £9,808 | £3,819 | £6,338 | £0 | £0 | -£348 | -£2,419 |
| Year 5 | £10,103 | £3,934 | £6,338 | £0 | £0 | -£168 | -£2,588 |
Disposal gain (gross)-£10,318
CGT£0
Net Disposal proceeds£139,942
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
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 profileMixed demand
Tenant profilelikely cohortS72 8TZ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Sheffield · 23.1 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 history37d on marketno cuts yet
Strategy matrix
Council lease wins — +£7/mo · £107/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 | 6.90% | -£100 | £55,710 | -4.6% | Low | Feasible |
| Housing-benefit rent | 4.14% | -£374 | £55,710 | -35.3% | Med | Feasible |
| ⭐ Council lease | 6.90% | +£7 | £55,710 | 3.6% | Low | Feasible |
| Refurb & refinance | 6.90% | -£100 | £66,994 | -3.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£174 | £155,044 | 1% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Barnsley · cap £449/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Barnsley
- LHA monthly cap:
- £449
- Scheme type:
- leasing
- Premium:
- +1000% 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
Rent by the room conversion upside
+£513/mo cash flow vs Rent it out if converted to Rent by the room
22.15% Return before costs on price converted vs 6.90% as-is
🔓 +1 bedroom potential
medium confidence2 → 3 lettable rooms
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 4 habitable rooms (2 beds + 2 reception(s)) in 87 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 3 lettable rooms (1 double, 0 single); sized to Barnsley adopted standard (6.51/10.22 m²; Barnsley MBC Amenity Standards for HMOs (Sept 2022)); 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.
2 → 3 bed HMO+1 double
Sized to Barnsley'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.
As-is Rent it out
Monthly profit-£104
Return before costs on price6.90%
Cash needed£44,398
If converted to Rent by the room
Monthly profit+£409
Return before costs on price22.15%
Cash needed£60,398
Δ vs Rent it out Monthly profit+£513
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
£42,188–£78,000full refurb + room split
⚠️ Capped at 60% of £130,000 asking (£78,000). Raw model: £48,300–£89,300. Verify with a surveyor before offering.
What's in this cost
- Kitchen£7,861–£15,722
- 1 × bathroom£5,241–£9,608
- Rewire£3,144–£5,503
- Replumb£2,358–£4,717
- Windows£7,861–£14,150
- Paint + decor£6,289–£11,006
- Flooring£9,433–£17,295
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 & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodChurchfield Primary SchoolPrimary · Academy converter · S72 8JR
- Not ratedBirkwood Primary SchoolPrimary · Community school · S72 8HG
- Not ratedCherry Dale Primary SchoolPrimary · Community school · S72 8AA
- Not ratedLift ShaftonPrimary · Academy sponsor led · S72 8QA
- Not ratedOutwood Academy ShaftonSecondary · Academy sponsor led · S72 8RE
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£8,976
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,202
Exit costs
Projected sale price (5y · 2%/yr growth)£143,531
Capital gain (pre-CGT)£13,531
Sale costs (~2.5%)£3,588
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-£2,588
Rates as of Oct 2024
Acquisition costs
£55,710cash neededPurchase price£130,000
Deposit (25%)£32,500
Stamp duty+5% additional-property surcharge£6,600
Refurb£11,960
Legal + survey£1,700
Mortgage fees£2,950
Total cash neededdeposit + costs (loan covers the rest)£55,710
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
In the charming area of School Street, Cudworth, Barnsley, this delightful two-bedroom terraced house presents an excellent opportunity for those seeking a comfortable and convenient home. With no onward chain, this property is ready for you to move in and make it your own.
Upon entering, you are welcomed by a spacious entrance hall that leads into a cosy lounge, perfect for relaxing after a long day. Adjacent to the lounge is a separate dining room, providing an ideal space…
Floor plans
Listing metazoopla · Hunters - Barnsley
About this listing
37 days · ZooplaPrice history
5-year price trend
Monthly profit
−£100
Cash needed
£56K
Return after costs
-2.16%
IRR
-1.84%
Listed 37d ago
School Street, Cudworth, Barnsley S72
terraced · 2 bed · 1 bath
£130,000
est £748 · 6.90% gross
EPC D
1 / 15
29/100
Marginal
6.90% — verify the rent + comps locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£130K
Return before costs
6.90%
est rent £748/monot enough comparablesRange £701–£798/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: £701–£798/mo · n=33
Financing
DepositYour cash in — the rest is the mortgage25% · £32,500
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 (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £97,500 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£100
after mortgage, operating costs & tax
Rent in£748/mo gross
£719/mo collected · £29/mo lost to voids
Where it goes
£528Mortgage£291Costs
Outgoings exceed rent — you top up £100/mo
Mortgage£528
Costs£291
Management£75
Maintenance£50
Insurance£20
CapEx reserve£37
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£100
Returns
Return before costs on price6.90%
Cash return on cash-2.16%
Gross margin£428
Cash needed£55,710
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.36
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Barnsley · cap £449/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Barnsley
- LHA monthly cap:
- £449
- Scheme type:
- leasing
- Premium:
- +1000% 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 | £8,976 | £3,495 | £6,338 | £0 | £0 | -£856 | -£856 |
| Year 2 | £9,245 | £3,600 | £6,338 | £0 | £0 | -£692 | -£1,548 |
| Year 3 | £9,523 | £3,708 | £6,338 | £0 | £0 | -£523 | -£2,071 |
| Year 4 | £9,808 | £3,819 | £6,338 | £0 | £0 | -£348 | -£2,419 |
| Year 5 | £10,103 | £3,934 | £6,338 | £0 | £0 | -£168 | -£2,588 |
Rent by the room upside
What we verified
3306
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
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 let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,268
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£2,588
Acquisition costs
25% deposit£32,500
Stamp duty£6,600
Refurb£11,960
Legal + survey£1,700
Mortgage + broker£2,950
Cash needed£55,710
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
In the charming area of School Street, Cudworth, Barnsley, this delightful two-bedroom terraced house presents an excellent opportunity for those seeking a comfortable and convenient home. With no onward chain, this property is ready for you to move in and make it your own.
Upon entering, you are welcomed by a spacious entrance hall that leads into a cosy lounge, perfect for relaxing after a long day. Adjacent to the lounge is a separate dining room, providing an ideal space…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice