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Year 5 disposal
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32/ 100
Weak
8.26% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 8.26% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC C — MEES compliant
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£181/mo — mildly negative — equity build may cover
- -5.1% 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
−£181/mo
You top up £181/mo
Price vs market
Above comparable sales
+8% vs 8 sold
Return · IRR
-5.1%/yr
Loses money over 5 years
Cash to get in
£44K
Deposit + fees + refurb
Price £125KReturn before costs on price 8.26%5-yr return on cash -17%Rent est. £860 (£891–£830)
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–£830/mo · n=29
Financing
DepositYour cash in — the rest is the mortgage25% · £31,250
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 £93,750 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
-£181
after mortgage, operating costs & tax
Rent in£860/mo gross
£827/mo collected · £33/mo lost to voids
Where it goes
£508Mortgage£500Costs
Outgoings exceed rent — you top up £181/mo
Mortgage£508
Costs£500
Management£86
Maintenance£67
Insurance£20
CapEx reserve£43
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£181
Returns
Return before costs on price8.26%
Cash return on cash-4.95%
Gross margin£327
Cash needed£43,875
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.63
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 | £10,320 | £6,001 | £6,094 | £0 | £0 | -£1,774 | -£1,774 |
| Year 2 | £10,630 | £6,181 | £6,094 | £0 | £0 | -£1,645 | -£3,419 |
| Year 3 | £10,948 | £6,366 | £6,094 | £0 | £0 | -£1,511 | -£4,930 |
| Year 4 | £11,277 | £6,557 | £6,094 | £0 | £0 | -£1,374 | -£6,304 |
| Year 5 | £11,615 | £6,754 | £6,094 | £0 | £0 | -£1,232 | -£7,536 |
Disposal gain (gross)-£190
CGT£0
Net Disposal proceeds£134,560
What we verified
What we verified
33053 ok · 3 caution · 0 fail · 5 unknown
Legal & planning
Leaseholdleasehold
Tenure & planningleasehold
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
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
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 history30d on marketno cuts yet
Strategy matrix
Council lease wins — -£143/mo · £38/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 | 8.26% | -£181 | £43,875 | -17.2% | Low | Feasible |
| Housing-benefit rent | 5.03% | -£489 | £43,875 | -60.9% | Med | Feasible |
| ⭐ Council lease | 8.26% | -£143 | £43,875 | -16.5% | Low | Feasible |
| Refurb & refinance | 8.26% | -£181 | £50,725 | -14.9% | Med | Feasible |
| Short-stay let / Airbnb | 7.68% | -£432 | £43,875 | -58.2% | High | Feasible |
| Buy, improve & sell | 0.00% | -£366 | £135,350 | 8% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
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
Local lettings demandby strategyLive area data
Short-stay let7% occupancy
£371/night ADR
Based on 3 short-let comps nearby
Rent by the room conversion upside
+£419/mo cash flow vs Rent it out if converted to Rent by the room
23.04% Return before costs on price converted vs 8.26% as-is
As-is Rent it out
Monthly profit+£5
Return before costs on price8.26%
Cash needed£43,148
If converted to Rent by the room
Monthly profit+£425
Return before costs on price23.04%
Cash needed£59,148
Δ vs Rent it out Monthly profit+£419
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
£40,603–£75,000full refurb + room split
⚠️ Capped at 60% of £125,000 asking (£75,000). Raw model: £54,300–£100,300. Verify with a surveyor before offering.
What's in this cost
- Kitchen£6,730–£13,460
- 2 × bathroom£8,973–£16,451
- Rewire£2,692–£4,711
- Replumb£2,019–£4,038
- Windows£6,730–£12,114
- Paint + decor£5,384–£9,422
- Flooring£8,076–£14,806
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£10,320
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,171
Exit costs
Projected sale price (5y · 2%/yr growth)£138,010
Capital gain (pre-CGT)£13,010
Sale costs (~2.5%)£3,450
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-£7,536
Rates as of Oct 2024
Acquisition costs
£43,875cash neededPurchase price£125,000
Deposit (25%)£31,250
Stamp duty+5% additional-property surcharge£6,250
Refurb£1,500
Legal + survey£2,000
Mortgage fees£2,875
Total cash neededdeposit + costs (loan covers the rest)£43,875
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A beautifully presented two-bedroom, two-bathroom first-floor apartment in the Heritage Mill development, recently redecorated and ready to move into.
Set on the edge of Golcar village, Heritage Mill is a converted mill development offering character, modern living and lift access to all floors. The apartment is well placed for countryside walks, local amenities and the M62 motorway network, making it a practical choice for anyone looking for a well-connected home in a pictu…
Floor plans
Nearby active comparables5 deals
Comparable rentals
HD7 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metazoopla · Purplebricks
About this listing
30 days · ZooplaPrice history
5-year price trend
Monthly profit
−£181
Cash needed
£44K
Return after costs
-4.95%
IRR
-5.08%
Listed 30d ago
Brook Lane, Huddersfield HD7
flat · 2 bed · 2 bath
£125,000
est £860 · 8.26% gross
EPC C
1 / 29
32/100
Marginal
8.26% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.26% Return before costs — above-market
Price
£125K
8% above sold comps
Return before costs
8.26%
est rent £860/monot enough comparables
Bedrooms
2
2 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: £891–£830/mo · n=29
Financing
DepositYour cash in — the rest is the mortgage25% · £31,250
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 £93,750 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
-£181
after mortgage, operating costs & tax
Rent in£860/mo gross
£827/mo collected · £33/mo lost to voids
Where it goes
£508Mortgage£500Costs
Outgoings exceed rent — you top up £181/mo
Mortgage£508
Costs£500
Management£86
Maintenance£67
Insurance£20
CapEx reserve£43
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£181
Returns
Return before costs on price8.26%
Cash return on cash-4.95%
Gross margin£327
Cash needed£43,875
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.63
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
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 | £10,320 | £6,001 | £6,094 | £0 | £0 | -£1,774 | -£1,774 |
| Year 2 | £10,630 | £6,181 | £6,094 | £0 | £0 | -£1,645 | -£3,419 |
| Year 3 | £10,948 | £6,366 | £6,094 | £0 | £0 | -£1,511 | -£4,930 |
| Year 4 | £11,277 | £6,557 | £6,094 | £0 | £0 | -£1,374 | -£6,304 |
| Year 5 | £11,615 | £6,754 | £6,094 | £0 | £0 | -£1,232 | -£7,536 |
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 typeleasehold
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 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£1,219
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£7,536
Acquisition costs
25% deposit£31,250
Stamp duty£6,250
Refurb£1,500
Legal + survey£2,000
Mortgage + broker£2,875
Cash needed£43,875
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
A beautifully presented two-bedroom, two-bathroom first-floor apartment in the Heritage Mill development, recently redecorated and ready to move into.
Set on the edge of Golcar village, Heritage Mill is a converted mill development offering character, modern living and lift access to all floors. The apartment is well placed for countryside walks, local amenities and the M62 motorway network, making it a practical choice for anyone looking for a well-connected home in a pictu…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice