-1.5% 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
−£120/mo
You top up £120/mo
Price vs market
Below market value
-19% vs 12 sold · interior unseen
Return · IRR
-1.5%/yr
Loses money over 5 years
Cash left in
£44K
Stays in after refinancing at value
Price £175KCash to buy £76KReturn before costson price6.66%5-yr return on cash -4%Rent est. £971 (£945–£998)
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: £945–£998/mo · n=28
Financing
DepositYour cash in — the rest is the mortgage25% · £43,750
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 (£12,593–£23,506 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £131,250 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.
Compare 7 strategies side-by-side · best shown with ⭐
⭐Council lease wins — -£77/mo · £44/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
6.66%
-£120
£75,615
-3.5%
Low
Feasible
Housing-benefit rent
4.34%
-£438
£75,615
-29.3%
Med
Feasible
⭐ Council lease
6.66%
-£77
£75,615
-3.0%
Low
Feasible
Refurb & refinance
6.66%
-£120
£91,081
-2.9%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£191
£209,956
1%
Med
Feasible
Rent by the room
9.26%
-£386
£75,615
-20.2%
—
Feasible
Housing-benefit (LHA) scheme detailBRMA Bradford & South Dales · cap £633/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Bradford & South Dales
LHA monthly cap:
£633
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 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
+£365/mo cash flow vs Rent it out if converted to Rent by the room
16.46% Return before costs on price converted vs 6.66% as-is
As-is Rent it out
Monthly profit-£99
Return before costson price6.66%
Cash needed£55,648
If converted to Rent by the room
Monthly profit+£267
Return before costson price16.46%
Cash needed£71,648
Δ vs Rent it outMonthly profit+£365
Show conversion detail
Conversion cost estimate
£50,400
Range: £44,100 – £58,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£56,979–£105,000full refurb + room split
⚠️ Capped at 60% of £175,000 asking (£105,000). Raw model: £61,700–£113,700. Verify with a surveyor before offering.
What's in this cost
Kitchen£8,311–£16,623
2 × bathroom£11,082–£20,317
Rewire£4,063–£7,111
Replumb£3,047–£6,095
Windows£10,158–£18,285
Paint + decor£8,127–£14,222
Flooring£12,190–£22,348
Comparables
sold within 0.5 mi
Wide · CV 49.0%Med confidence
Loading nearby sold…
Location & area intelligence
Transport 100 / 100
Loading map…
Transport score100 / 100
On the map
Registered HMOs
Approved HMO conversions
Pending HMO applications
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
Grove House Primary School
Primary · Academy converter · BD2 4ED
Good
Peel Park Primary School and Nursery
Primary · Community school · BD2 4PR
Not rated
St Francis Catholic Primary School, A Voluntary Academy
Primary · Academy converter · BD2 4ES
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
-£1,446/yr kept
Annual gross rent£11,652
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profitannual-£1,446
Exit costs
-£2,659 after CGT
Projected sale price (5y · 2%/yr growth)£193,214
Capital gain (pre-CGT)£18,214
Sale costs (~2.5%)£4,830
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-£2,659
Rates as of Oct 2024
Acquisition costs
£75,615cash needed
Purchase price£175,000
Deposit (25%)£43,750
Stamp duty+5% additional-property surcharge£9,750
Refurb£16,790
Legal + survey£1,700
Mortgage fees£3,625
Total cash neededdeposit + costs (loan covers the rest)£75,615
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A spacious house in Bradford, available vacant for immediate possession and chain free. Call to enquire!
Bettermove are proud to present this 3 bedroom semi-detached house in Bradford, available with no forward chain.
The property is offered vacant and presents an ideal opportunity for buyers seeking a home requiring minor cosmetic updating, or a strong buy-to-let investment.
The property benefits from double glazing, gas central heating throughout, and has off street parking…
Priced below market -19% vs 12 nearby sold (last 12 mo)
Chain free
Price
£175K
19% below sold comps
Return before costs
6.66%
est rent £971/monot enough comparablesRange £945–£998/mo (Q1–Q3)
Bedrooms
3
— bath
Energy rating
C
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: £945–£998/mo · n=28
Financing
DepositYour cash in — the rest is the mortgage25% · £43,750
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 (£12,593–£23,506 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £131,250 loan + £1,000 booking fee
Housing-benefit (LHA) scheme detailBRMA Bradford & South Dales · cap £633/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Bradford & South Dales
LHA monthly cap:
£633
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
£11,652
£4,118
£8,531
£0
£0
-£998
-£998
Year 2
£12,002
£4,242
£8,531
£0
£0
-£772
-£1,769
Year 3
£12,362
£4,369
£8,531
£0
£0
-£539
-£2,308
Year 4
£12,732
£4,500
£8,531
£0
£0
-£299
-£2,607
Year 5
£13,114
£4,635
£8,531
£0
£0
-£52
-£2,659
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)3 bd
If converted
Gross Rent by the room yield—
What we verified
12 total
5106
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
EPCEnergy efficiency ratingC
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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 mi
Wide · CV 49.0%Med confidence
Loading nearby sold…
Location & transport
Score 100/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,706
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£2,659
Acquisition costs
£76K
25% deposit£43,750
Stamp duty£9,750
Refurb£16,790
Legal + survey£1,700
Mortgage + broker£3,625
Cash needed£75,615
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyZoopla
A spacious house in Bradford, available vacant for immediate possession and chain free. Call to enquire!
Bettermove are proud to present this 3 bedroom semi-detached house in Bradford, available with no forward chain.
The property is offered vacant and presents an ideal opportunity for buyers seeking a home requiring minor cosmetic updating, or a strong buy-to-let investment.
The property benefits from double glazing, gas central heating throughout, and has off street parking…