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Year 5 disposal
BMV -10%
⊞ View all 17
37/ 100
Weak
6.91% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Priced below market -10% vs 12 nearby sold (last 12 mo) — instant equity
- EPC B — MEES compliant
Why to be cautious
- Monthly profit −£97/mo — mildly negative — equity build may cover
- -1.6% 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
−£97/mo
You top up £97/mo
Price vs market
Below market value
-10% vs 12 sold · interior unseen
Return · IRR
-1.6%/yr
Loses money over 5 years
Cash left in
£48K
Stays in after refinancing at value
Price £140KCash to buy £59KReturn before costs on price 6.91%5-yr return on cash -4%Rent est. £806 (£783–£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: £783–£830/mo · n=11
Financing
DepositYour cash in — the rest is the mortgage25% · £35,000
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 £105,000 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
-£97
after mortgage, operating costs & tax
Rent in£806/mo gross
£775/mo collected · £31/mo lost to voids
Where it goes
£569Mortgage£303Costs
Outgoings exceed rent — you top up £97/mo
Mortgage£569
Costs£303
Management£81
Maintenance£50
Insurance£20
CapEx reserve£40
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£97
Returns
Return before costs on price6.91%
Cash return on cash-1.96%
Gross margin£472
Cash needed£59,060
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 | £9,672 | £3,634 | £6,825 | £0 | £0 | -£787 | -£787 |
| Year 2 | £9,962 | £3,743 | £6,825 | £0 | £0 | -£606 | -£1,392 |
| Year 3 | £10,261 | £3,855 | £6,825 | £0 | £0 | -£419 | -£1,812 |
| Year 4 | £10,569 | £3,971 | £6,825 | £0 | £0 | -£227 | -£2,038 |
| Year 5 | £10,886 | £4,090 | £6,825 | £0 | £0 | -£29 | -£2,067 |
Disposal gain (gross)-£10,253
CGT£0
Net Disposal proceeds£150,707
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
Building condition
Energy ratingB
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand B
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 profileMixed demand
Tenant profilelikely cohortS20 4TJ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Sheffield Hallam · 9.6 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 history0d on marketno cuts yet
Strategy matrix
Council lease wins — +£18/mo · £115/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 | 6.91% | -£97 | £59,060 | -3.5% | Low | Feasible |
| Housing-benefit rent | 5.30% | -£293 | £59,060 | -22.9% | Med | Feasible |
| ⭐ Council lease | 6.91% | +£18 | £59,060 | 4.9% | Low | Feasible |
| Refurb & refinance | 6.91% | -£97 | £70,844 | -2.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£174 | £165,744 | 2% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Sheffield · cap £618/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Sheffield
- LHA monthly cap:
- £618
- Scheme type:
- nominee
- 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
+£473/mo cash flow vs Rent it out if converted to Rent by the room
20.57% Return before costs on price converted vs 6.91% as-is
As-is Rent it out
Monthly profit-£96
Return before costs on price6.91%
Cash needed£46,898
If converted to Rent by the room
Monthly profit+£377
Return before costs on price20.57%
Cash needed£62,898
Δ vs Rent it out Monthly profit+£473
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
£45,433–£84,000full refurb + room split
⚠️ Capped at 60% of £140,000 asking (£84,000). Raw model: £48,300–£89,300. Verify with a surveyor before offering.
What's in this cost
- Kitchen£8,466–£16,932
- 1 × bathroom£5,644–£10,347
- Rewire£3,386–£5,926
- Replumb£2,540–£5,080
- Windows£8,466–£15,239
- Paint + decor£6,773–£11,852
- Flooring£10,159–£18,625
Comparables
sold within 0.5 miWide · CV 37.1%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment1 school nearby
Nearby schoolsOfsted-rated, nearest first1 of 5
- GoodHalfway Junior SchoolPrimary · Community school · S20 4TA
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£9,672
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,159
Exit costs
Projected sale price (5y · 2%/yr growth)£154,571
Capital gain (pre-CGT)£14,571
Sale costs (~2.5%)£3,864
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-£2,067
Rates as of Oct 2024
Acquisition costs
£59,060cash neededPurchase price£140,000
Deposit (25%)£35,000
Stamp duty+5% additional-property surcharge£7,300
Refurb£11,960
Legal + survey£1,700
Mortgage fees£3,100
Total cash neededdeposit + costs (loan covers the rest)£59,060
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
No chain! Tucked away in a quiet cul-de-sac, this deceptively spacious two-bedroom end-terrace property offers two good-sized double bedrooms, modern kitchen and bathroom, separate utility room, good-sized rear garden and communal parking. Conveniently located close to the tram and main bus routes, making this an ideal home for a range of buyers.
Summary
No chain! Tucked away in a quiet cul-de-sac, this deceptively spacious two-bedroom end-terrace property offers two good-s…
Floor plans
Listing metazoopla · Key2go Estate & Letting Agents
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£97
Cash needed
£59K
Return after costs
-1.96%
IRR
-1.63%
Halfway Gardens, Halfway, Sheffield S20
terraced · 2 bed · 1 bath
£140,000
est £806 · 6.91% gross
Chain freeEPC B
Priced below market
1 / 17
37/100
Marginal
6.91% — verify the rent + comps locally.
Priced below market -10% vs 12 nearby sold (last 12 mo)
Chain free
Price
£140K
10% below sold comps
Return before costs
6.91%
est rent £806/monot enough comparablesRange £783–£830/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
B
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: £783–£830/mo · n=11
Financing
DepositYour cash in — the rest is the mortgage25% · £35,000
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 £105,000 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
-£97
after mortgage, operating costs & tax
Rent in£806/mo gross
£775/mo collected · £31/mo lost to voids
Where it goes
£569Mortgage£303Costs
Outgoings exceed rent — you top up £97/mo
Mortgage£569
Costs£303
Management£81
Maintenance£50
Insurance£20
CapEx reserve£40
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£97
Returns
Return before costs on price6.91%
Cash return on cash-1.96%
Gross margin£472
Cash needed£59,060
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 Sheffield · cap £618/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Sheffield
- LHA monthly cap:
- £618
- Scheme type:
- nominee
- 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 | £9,672 | £3,634 | £6,825 | £0 | £0 | -£787 | -£787 |
| Year 2 | £9,962 | £3,743 | £6,825 | £0 | £0 | -£606 | -£1,392 |
| Year 3 | £10,261 | £3,855 | £6,825 | £0 | £0 | -£419 | -£1,812 |
| Year 4 | £10,569 | £3,971 | £6,825 | £0 | £0 | -£227 | -£2,038 |
| Year 5 | £10,886 | £4,090 | £6,825 | £0 | £0 | -£29 | -£2,067 |
Rent by the room upside
What we verified
4206
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▾
EPCEnergy efficiency ratingB
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 37.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,365
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£2,067
Acquisition costs
25% deposit£35,000
Stamp duty£7,300
Refurb£11,960
Legal + survey£1,700
Mortgage + broker£3,100
Cash needed£59,060
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
No chain! Tucked away in a quiet cul-de-sac, this deceptively spacious two-bedroom end-terrace property offers two good-sized double bedrooms, modern kitchen and bathroom, separate utility room, good-sized rear garden and communal parking. Conveniently located close to the tram and main bus routes, making this an ideal home for a range of buyers.
Summary
No chain! Tucked away in a quiet cul-de-sac, this deceptively spacious two-bedroom end-terrace property offers two good-s…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice