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Year 5 disposal
⊞ View all 21
22/ 100
Weak
6.22% return before costs — verify the rent + comps locally.
Why it works
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£146/mo — mildly negative — equity build may cover
- -1.3% 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.
- Tenure not stated — confirm freehold/leasehold and any lease term before offering.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£146/mo
You top up £146/mo
Price vs market
Above comparable sales
+134% vs 12 sold
Return · IRR
-1.3%/yr
Loses money over 5 years
Cash to get in
£121K
Deposit + fees + refurb
Price £290KReturn before costs on price 6.22%5-yr return on cash -1%Rent est. £1,504 (£1,221–£1,853)
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: £1,221–£1,853/mo · n=14
Financing
DepositYour cash in — the rest is the mortgage25% · £72,500
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 (£16,215–£30,268 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £217,500 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 £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£146
after mortgage, operating costs & tax
Rent in£1,504/mo gross
£1,446/mo collected · £58/mo lost to voids
Where it goes
£1,178Mortgage£414Costs
Outgoings exceed rent — you top up £146/mo
Mortgage£1,178
Costs£414
Management£150
Maintenance£50
Insurance£28
CapEx reserve£75
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£146
Returns
Return before costs on price6.22%
Cash return on cash-1.45%
Gross margin£1,032
Cash needed£120,620
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.23
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 | £18,048 | £4,971 | £14,138 | £0 | £0 | -£1,061 | -£1,061 |
| Year 2 | £18,589 | £5,120 | £14,138 | £0 | £0 | -£668 | -£1,729 |
| Year 3 | £19,147 | £5,274 | £14,138 | £0 | £0 | -£264 | -£1,993 |
| Year 4 | £19,722 | £5,432 | £14,138 | £0 | £29 | £123 | -£1,871 |
| Year 5 | £20,313 | £5,595 | £14,138 | £0 | £110 | £471 | -£1,400 |
Disposal gain (gross)-£20,591
CGT£0
Net Disposal proceeds£312,179
What we verified
What we verified
40084 ok · 0 caution · 0 fail · 8 unknown
Legal & planning
LeaseholdUnknown
Tenure & planningUnknown
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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 cohortBD13 4DG · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Leeds Beckett · 17.4 km
Reason
4-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
4-bed · 2-bath · 1170 sqft
£32k–£62k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£8,190–£15,210
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,870–£24,570
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 history23d on marketno cuts yet
Strategy matrix
Council lease wins — -£82/mo · £64/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 | 6.22% | -£146 | £120,620 | -1.2% | Low | Feasible |
| Housing-benefit rent | 3.10% | -£810 | £120,620 | -36.1% | Med | Feasible |
| ⭐ Council lease | 6.22% | -£82 | £120,620 | -0.8% | Low | Feasible |
| Refurb & refinance | 6.22% | -£146 | £143,768 | -1.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£182 | £341,418 | 2% | Med | Feasible |
| Rent by the room | 8.36% | -£526 | £120,620 | -15.8% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Bradford & South Dales · cap £748/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bradford & South Dales
- LHA monthly cap:
- £748
- 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
Rent by the room conversion upside
-£5/mo cash flow vs Rent it out if converted to Rent by the room
9.93% Return before costs on price converted vs 6.22% as-is
🔓 +1 bedroom potential
medium confidence4 → 5 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 6 habitable rooms (4 beds + 2 reception(s)) in 95 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 5 lettable rooms (0 double, 1 single) (incl. the garage — convertible to a bedroom or the communal area); 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); loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); mandatory HMO licence (5+ persons, England)
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
4 → 5 bed HMO+1 single
HMO licence
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.
As-is Rent it out
Monthly profit-£115
Return before costs on price6.22%
Cash needed£84,398
If converted to Rent by the room
Monthly profit-£120
Return before costs on price9.93%
Cash needed£100,398
Δ vs Rent it out Monthly profit-£5
Show conversion detail
Conversion cost estimate
£27,300
Range: £21,000 – £35,700
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£69,100–£127,100full refurb + room split
What's in this cost
- Kitchen£9,000–£18,000
- 2 × bathroom£12,000–£22,000
- Rewire£5,200–£9,100
- Replumb£3,900–£7,800
- Windows£13,000–£23,400
- Paint + decor£10,400–£18,200
- Flooring£15,600–£28,600
Comparables
sold within 0.5 miWide · CV 44.0%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- GoodDenholme Primary SchoolPrimary · Academy converter · BD13 4AY
- Not ratedKeelham Primary SchoolPrimary · Foundation school · BD13 4HH
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£18,048
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,755
Exit costs
Projected sale price (5y · 2%/yr growth)£320,183
Capital gain (pre-CGT)£30,183
Sale costs (~2.5%)£8,005
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-£1,400
Rates as of Oct 2024
Acquisition costs
£120,620cash neededPurchase price£290,000
Deposit (25%)£72,500
Stamp duty+5% additional-property surcharge£19,000
Refurb£21,620
Legal + survey£2,150
Mortgage fees£5,350
Total cash neededdeposit + costs (loan covers the rest)£120,620
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
An attractive and spacious four bedroom townhouse offering well-proportioned accommodation arranged over multiple levels. The property features three generous double bedrooms, including a principal bedroom with en-suite, alongside a further single bedroom and family bathroom.
Externally, the property benefits from a generous 3–4 car driveway, single garage and beautifully landscaped garden with decked terrace, paved patio and lawn. Ideally suited to modern family living, thi…
Floor plans
Listing metazoopla · Linley & Simpson - Bingley
About this listing
23 days · ZooplaPrice history
5-year price trend
Monthly profit
−£146
Cash needed
£121K
Return after costs
-1.45%
IRR
-1.31%
Listed 23d ago
Brambleside, Denholme, Bradford, West Yorkshire BD13
terraced · 4 bed · 2 bath
£290,000
est £1,504 · 6.22% gross
EPC C
1 / 21
22/100
Marginal
6.22% — verify the rent + comps locally.
6.22% Return before costs — around the area average for this property type.
Monthly profit −£146/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating C — Min. energy standard 2030 compliant.
Price
£290K
134% above sold comps
Return before costs
6.22%
est rent £1,504/monot enough comparablesRange £1,221–£1,853/mo (Q1–Q3)
Bedrooms
4
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: £1,221–£1,853/mo · n=14
Financing
DepositYour cash in — the rest is the mortgage25% · £72,500
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 (£16,215–£30,268 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £217,500 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 £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£146
after mortgage, operating costs & tax
Rent in£1,504/mo gross
£1,446/mo collected · £58/mo lost to voids
Where it goes
£1,178Mortgage£414Costs
Outgoings exceed rent — you top up £146/mo
Mortgage£1,178
Costs£414
Management£150
Maintenance£50
Insurance£28
CapEx reserve£75
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£146
Returns
Return before costs on price6.22%
Cash return on cash-1.45%
Gross margin£1,032
Cash needed£120,620
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.23
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Bradford & South Dales · cap £748/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bradford & South Dales
- LHA monthly cap:
- £748
- 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 | £18,048 | £4,971 | £14,138 | £0 | £0 | -£1,061 | -£1,061 |
| Year 2 | £18,589 | £5,120 | £14,138 | £0 | £0 | -£668 | -£1,729 |
| Year 3 | £19,147 | £5,274 | £14,138 | £0 | £0 | -£264 | -£1,993 |
| Year 4 | £19,722 | £5,432 | £14,138 | £0 | £29 | £123 | -£1,871 |
| Year 5 | £20,313 | £5,595 | £14,138 | £0 | £110 | £471 | -£1,400 |
Rent by the room upside
What we verified
5007
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeUnknown
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 miWide · CV 44.0%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,828
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£1,400
Acquisition costs
25% deposit£72,500
Stamp duty£19,000
Refurb£21,620
Legal + survey£2,150
Mortgage + broker£5,350
Cash needed£120,620
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
An attractive and spacious four bedroom townhouse offering well-proportioned accommodation arranged over multiple levels. The property features three generous double bedrooms, including a principal bedroom with en-suite, alongside a further single bedroom and family bathroom.
Externally, the property benefits from a generous 3–4 car driveway, single garage and beautifully landscaped garden with decked terrace, paved patio and lawn. Ideally suited to modern family living, thi…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice