Monthly profit −£287/mo — significantly negative — real recurring drain
-4.9% 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
−£287/mo
You top up £287/mo
Price vs market
Above comparable sales
+57% vs 12 sold
Return · IRR
-4.9%/yr
Loses money over 5 years
Cash to get in
£69K
Deposit + fees + refurb
Price £170KReturn before costson price5.07%5-yr return on cash -20%Rent est. £718 (£703–£733)
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).
Listing seen …
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
Buy-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: £703–£733/mo · n=31
Financing
DepositYour cash in — the rest is the mortgage25% · £42,500
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
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 £127,500 loan + £1,000 booking fee
Cladding safety certificateNot stated on the listingHeritageNot 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.
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
Compare 7 strategies side-by-side · best shown with ⭐
⭐Council lease wins — -£183/mo · £104/mo ahead of Rent it out
Strategy
Return before costson price
Monthly profit
Cash needed
5y Return on your cashon cash
Risk
Feasibility
Rent it out
5.07%
-£287
£69,110
-20.2%
Low
Feasible
Housing-benefit rent
3.17%
-£536
£69,110
-42.6%
Med
Feasible
⭐ Council lease
5.07%
-£183
£69,110
-13.1%
Low
Feasible
Refurb & refinance
5.07%
-£287
£82,394
-16.9%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£174
£197,844
3%
Med
Feasible
Rent by the room
—
—
—
—
—
Disabledneeds 3+ beds
Housing-benefit (LHA) scheme detailBRMA Barnsley · cap £449/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
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 impactLocal lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
As-is Rent it out vs converted Rent by the room
+£567/mo cash flow vs Rent it out if converted to Rent by the room
16.94% Return before costs on price converted vs 5.07% as-is
As-is Rent it out
Monthly profit-£284
Return before costson price5.07%
Cash needed£54,398
If converted to Rent by the room
Monthly profit+£282
Return before costson price16.94%
Cash needed£70,398
Δ vs Rent it outMonthly profit+£567
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
£48,300–£89,300full refurb + room split
What's in this cost
Kitchen£9,000–£18,000
1 × bathroom£6,000–£11,000
Rewire£3,600–£6,300
Replumb£2,700–£5,400
Windows£9,000–£16,200
Paint + decor£7,200–£12,600
Flooring£10,800–£19,800
Comparables
sold within 0.5 mi
Wide · CV 30.4%Med confidence
Loading nearby sold…
Location & area intelligence
Transport 90 / 100
Loading map…
Transport score90 / 100
On the map
Registered HMOs
Approved HMO conversions
Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
Churchfield Primary School
Primary · Academy converter · S72 8JR
Good
Birkwood Primary School
Primary · Community school · S72 8HG
Not rated
Cherry Dale Primary School
Primary · Community school · S72 8AA
Not rated
Lift Shafton
Primary · Academy sponsor led · S72 8QA
Not rated
Outwood Academy Shafton
Secondary · Academy sponsor led · S72 8RE
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
-£3,444/yr kept
Annual gross rent£8,616
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profitannual-£3,444
Exit costs
-£13,962 after CGT
Projected sale price (5y · 2%/yr growth)£187,694
Capital gain (pre-CGT)£17,694
Sale costs (~2.5%)£4,692
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 profitafter CGT-£13,962
Rates as of Oct 2024
Acquisition costs
£69,110cash needed
Purchase price£170,000
Deposit (25%)£42,500
Stamp duty+5% additional-property surcharge£9,400
Refurb£11,960
Legal + survey£1,700
Mortgage fees£3,550
Total cash neededdeposit + costs (loan covers the rest)£69,110
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
In the tranquil estate of Newland Avenue, Cudworth, Barnsley, this charming two-bedroom end terrace home is an ideal choice for those seeking a modern and comfortable living space. The property is ready for immediate occupancy, making it perfect for first-time buyers or those looking to downsize.
Upon entering, you are welcomed into a to a modern fitted kitchen then through to a contemporary open-plan living and dining. The design is both stylish and functional, with French…
5.07% Return before costs — around the area average for this property type.
Monthly profit −£287/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating B — Min. energy standard 2030 compliant.
Price
£170K
57% above sold comps
Return before costs
5.07%
est rent £718/monot enough comparablesRange £703–£733/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
B
Energy rating
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
Buy-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: £703–£733/mo · n=31
Financing
DepositYour cash in — the rest is the mortgage25% · £42,500
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
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 £127,500 loan + £1,000 booking fee
Housing-benefit (LHA) scheme detailBRMA Barnsley · cap £449/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
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
£8,616
£3,441
£8,288
£0
£0
-£3,112
-£3,112
Year 2
£8,874
£3,544
£8,288
£0
£0
-£2,957
-£6,070
Year 3
£9,141
£3,650
£8,288
£0
£0
-£2,797
-£8,867
Year 4
£9,415
£3,760
£8,288
£0
£0
-£2,633
-£11,499
Year 5
£9,697
£3,873
£8,288
£0
£0
-£2,463
-£13,962
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)2 bd
If converted
Gross Rent by the room yield—
What we verified
12 total
4206
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
EPCEnergy efficiency ratingB
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Area3▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 mi
Wide · CV 30.4%Med confidence
Loading nearby sold…
Location & transport
Score 90/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,658
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£13,962
Acquisition costs
£69K
25% deposit£42,500
Stamp duty£9,400
Refurb£11,960
Legal + survey£1,700
Mortgage + broker£3,550
Cash needed£69,110
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyZoopla
In the tranquil estate of Newland Avenue, Cudworth, Barnsley, this charming two-bedroom end terrace home is an ideal choice for those seeking a modern and comfortable living space. The property is ready for immediate occupancy, making it perfect for first-time buyers or those looking to downsize.
Upon entering, you are welcomed into a to a modern fitted kitchen then through to a contemporary open-plan living and dining. The design is both stylish and functional, with French…