Skip to main contenthow this is calculated →
Year 5 disposal
⊞ View all 8
38/ 100
Weak
7.79% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.79% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (230 yrs) — no short-lease drag
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£108/mo — mildly negative — equity build may cover
- -1.9% 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
−£108/mo
You top up £108/mo
Price vs market
Above comparable sales
+14% vs 12 sold
Return · IRR
-1.9%/yr
Loses money over 5 years
Cash to get in
£59K
Deposit + fees + refurb
Price £140KReturn before costs on price 7.79%5-yr return on cash -4%Rent est. £909 (£857–£964)
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: £857–£964/mo · n=103
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 (£)
Leasehold flat — £1,500 legal + £500 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£108
after mortgage, operating costs & tax
Rent in£909/mo gross
£874/mo collected · £35/mo lost to voids
Where it goes
£569Mortgage£414Costs
Outgoings exceed rent — you top up £108/mo
Mortgage£569
Costs£414
Management£91
Maintenance£67
Insurance£20
CapEx reserve£45
Voids + council tax£6
Service charge + ground rent£80
Ltd co. accounts£104
Tax—
Shortfall−£108
Returns
Return before costs on price7.79%
Cash return on cash-2.19%
Gross margin£460
Cash needed£59,360
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.54
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 | £10,908 | £4,965 | £6,825 | £0 | £0 | -£882 | -£882 |
| Year 2 | £11,235 | £5,114 | £6,825 | £0 | £0 | -£703 | -£1,585 |
| Year 3 | £11,572 | £5,267 | £6,825 | £0 | £0 | -£520 | -£2,105 |
| Year 4 | £11,919 | £5,425 | £6,825 | £0 | £0 | -£331 | -£2,435 |
| Year 5 | £12,277 | £5,588 | £6,825 | £0 | £0 | -£136 | -£2,571 |
Disposal gain (gross)-£10,553
CGT£0
Net Disposal proceeds£150,707
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
Leasehold230 yr
Leaseholdmaterial factsListing extract
Ground rent
Doubling = lender risk
£137/yr
Extracted from listing description · verify with solicitor
Tenure & planning230 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
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
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
OK
Floor
EWS1 typically required above 18m
Floor 0
Lender impact
Ground floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
Mortgageable
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 cohortWF1 4JL · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Leeds · 13 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 history0d on marketno cuts yet
Strategy matrix
Council lease wins — +£19/mo · £128/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 | 7.79% | -£108 | £59,360 | -4.3% | Low | Feasible |
| Housing-benefit rent | 5.08% | -£406 | £59,360 | -35.1% | Med | Feasible |
| ⭐ Council lease | 7.79% | +£19 | £59,360 | 4.9% | Low | Feasible |
| Refurb & refinance | 7.79% | -£108 | £71,144 | -3.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£271 | £166,044 | 1% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Wakefield · cap £593/mo
Housing-benefit rent scheme detail
- 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
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
+£389/mo cash flow vs Rent it out if converted to Rent by the room
20.57% Return before costs on price converted vs 7.79% as-is
As-is Rent it out
Monthly profit-£12
Return before costs on price7.79%
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+£389
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
£45,476–£84,000full refurb + room split
⚠️ Capped at 60% of £140,000 asking (£84,000). Raw model: £54,300–£100,300. Verify with a surveyor before offering.
What's in this cost
- Kitchen£7,537–£15,075
- 2 × bathroom£10,050–£18,425
- Rewire£3,015–£5,276
- Replumb£2,261–£4,522
- Windows£7,537–£13,567
- Paint + decor£6,030–£10,552
- Flooring£9,045–£16,582
Comparables
sold within 0.5 miWide · CV 38.9%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
- GoodOutwood Primary Academy Park HillPrimary · Academy sponsor led · WF1 4QY
- Not ratedIvy Lane SchoolNot applicable · Other independent special school · WF1 4AZ
- Not ratedMeadowcroft SchoolNot applicable · Other independent special school · WF1 4AD
- Not ratedOutwood Primary Academy GreenhillPrimary · Academy sponsor led · WF1 4LU
- Not ratedWakefield St Marys Church of England Voluntary Aided Primary SchoolPrimary · Voluntary aided school · WF1 4PE
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£10,908
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,301
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-£2,571
Rates as of Oct 2024
Acquisition costs
£59,360cash neededPurchase price£140,000
Deposit (25%)£35,000
Stamp duty+5% additional-property surcharge£7,300
Refurb£11,960
Legal + survey£2,000
Mortgage fees£3,100
Total cash neededdeposit + costs (loan covers the rest)£59,360
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A stylish and well presented two bedroom ground floor apartment within an attractive modern development, with two double bedrooms, impressive open plan living/dining area, principal bedroom with en suite, maintained communal gardens and secure gated residents’ parking. Virtual tour available. EPC rating D67.
Offered for sale with no onward chain and situated within a sought after location close to Pinderfields Hospital is this stylish and well presented two double bedroom gr…
Floor plans
Nearby active comparables20 rentals
Comparable rentals
WF1 · same beds + typeMedian nearby: £875/mo · 18 of 20 already let-£34 vs our est
- Oak Tree Court, West Yorkshire WF1Let2b£750/moMay 2026
- Brook House, WakefieldLet2b£850/moMay 2026
- St. Christophers Walk, Bishopsgate, W…Let2b£850/moMay 2026
- Apartment 19, Burrell StreetLet2b£1,050/moMay 2026
- Oak Tree Court, Wakefield, West Yorks…Let2b£750/moMay 2026
- St. Johns Mews, Wakefield, WF1Let2b£850/moMay 2026
- The Old Police Station West, Wakefiel…Let2b£1,200/moMay 2026
- St. Johns Square, WakefieldLet2b£1,100/moMay 2026
- Ings Road, Wakefield, West Yorkshire,…Let2b£775/moMay 2026
- Royal Troon Drive, Wakefield, WF1 4JJLet2b£875/moMay 2026
- 12 The Old Chapel, Grove Road, Wakefi…Let2b£700/moMay 2026
- Burgage Square, Wakefield, West Yorks…Let2b£925/moMay 2026
- The Old Police Station West, Wakefiel…Let2b£1,095/moMay 2026
- Northgate, Wakefield, West Yorkshire,…Let2b£725/moMay 2026
- Chadwick Court, Woodlands Village, Wa…Let2b£950/moMay 2026
- The Old Police Station East, Wood Str…Let2b£1,195/moMay 2026
- Temple Court, Wakefield, West Yorkshi…2b£900/moMay 2026
- The Springs, Wakefield, West Yorkshir…Let2b£775/moMay 2026
- Ings Road, Wakefield, West Yorkshire,…2b£875/moMay 2026
- The Old Police Station West, Wood Str…Let2b£1,200/moMay 2026
Other deals nearby
WF1 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Richard Kendall - Wakefield
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£108
Cash needed
£59K
Return after costs
-2.19%
IRR
-1.94%
Royal Troon Mews, Wakefield WF1
flat · 2 bed · 2 bath
£140,000
est £909 · 7.79% gross
Leasehold 230yrEPC D
1 / 8
38/100
Marginal
7.79% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.79% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£140K
14% above sold comps
Return before costs
7.79%
est rent £909/monot enough comparablesRange £857–£964/mo (Q1–Q3)
Bedrooms
2
2 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: £857–£964/mo · n=103
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 (£)
Leasehold flat — £1,500 legal + £500 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£108
after mortgage, operating costs & tax
Rent in£909/mo gross
£874/mo collected · £35/mo lost to voids
Where it goes
£569Mortgage£414Costs
Outgoings exceed rent — you top up £108/mo
Mortgage£569
Costs£414
Management£91
Maintenance£67
Insurance£20
CapEx reserve£45
Voids + council tax£6
Service charge + ground rent£80
Ltd co. accounts£104
Tax—
Shortfall−£108
Returns
Return before costs on price7.79%
Cash return on cash-2.19%
Gross margin£460
Cash needed£59,360
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.54
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Wakefield · cap £593/mo
Housing-benefit rent scheme detail
- 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 | £10,908 | £4,965 | £6,825 | £0 | £0 | -£882 | -£882 |
| Year 2 | £11,235 | £5,114 | £6,825 | £0 | £0 | -£703 | -£1,585 |
| Year 3 | £11,572 | £5,267 | £6,825 | £0 | £0 | -£520 | -£2,105 |
| Year 4 | £11,919 | £5,425 | £6,825 | £0 | £0 | -£331 | -£2,435 |
| Year 5 | £12,277 | £5,588 | £6,825 | £0 | £0 | -£136 | -£2,571 |
Rent by the room upside
What we verified
5306
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining230 yr
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
Service chargeReduces net yield£814/yr
Ground rentDoubling clauses kill mortgageability£138/yr
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 38.9%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-£2,571
Acquisition costs
25% deposit£35,000
Stamp duty£7,300
Refurb£11,960
Legal + survey£2,000
Mortgage + broker£3,100
Cash needed£59,360
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 stylish and well presented two bedroom ground floor apartment within an attractive modern development, with two double bedrooms, impressive open plan living/dining area, principal bedroom with en suite, maintained communal gardens and secure gated residents’ parking. Virtual tour available. EPC rating D67.
Offered for sale with no onward chain and situated within a sought after location close to Pinderfields Hospital is this stylish and well presented two double bedroom gr…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice