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Year 5 disposal
BMV -42%
⊞ View all 20
84/ 100
Strong
14.30% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Monthly profit +£409/mo from completion — the no.1 reason to invest
- 14.30% return before costs — above-market
- Priced below market -42% vs 12 nearby sold (last 12 mo) — instant equity
- 8.1% 5y IRR — strong total return on capital
Why to be cautious
- Auction lot — bridging-only finance, 28-day completion
- 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
+£409/mo
Pays you every month, net of costs
Price vs market
Below market value
-42% vs 12 sold · interior unseen
Return · IRR
8.1%/yr
Solid annualised return
Cash left in
£0
Fully recycled — pull all your cash back out
Price £125KCash to buy £69KReturn before costs on price 14.30%5-yr return on cash 45%Rent est. £1,490 (£1,445–£1,536)
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: £1,445–£1,536/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £31,250
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 (£19,838–£37,030 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £93,750 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
+£409
after mortgage, operating costs & tax
Rent in£1,490/mo gross
£1,433/mo collected · £57/mo lost to voids
Where it goes
£508Mortgage£420Costs£409Your profit
£409/mo left as profit · 29% of rent kept
Mortgage£508
Costs£420
Management£149
Maintenance£67
Insurance£20
CapEx reserve£75
Voids + council tax£5
Ltd co. accounts£104
Tax£96
Profit+£409
Returns
Return before costs on price14.30%
Cash return on cash7.17%
Gross margin£1,013
Cash needed£68,525
Monthly profit payback14y
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.82
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 | £17,880 | £5,035 | £6,094 | £0 | £1,283 | £5,469 | £5,469 |
| Year 2 | £18,416 | £5,186 | £6,094 | £0 | £1,356 | £5,781 | £11,250 |
| Year 3 | £18,969 | £5,341 | £6,094 | £0 | £1,431 | £6,103 | £17,353 |
| Year 4 | £19,538 | £5,501 | £6,094 | £0 | £1,509 | £6,434 | £23,787 |
| Year 5 | £20,124 | £5,666 | £6,094 | £0 | £1,589 | £6,775 | £30,562 |
Disposal gain (gross)-£24,840
CGT£0
Net Disposal proceeds£134,560
What we verified
What we verified
51065 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
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 cohortBD9 5LP · 5 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Leeds Beckett · 11.6 km
Reason
5-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
5-bed · 2-bath · 1350 sqft
£35k–£68k
£ per sqft
building cost only
£26–£50
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£9,450–£17,550
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£14,850–£28,350
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingMandatory
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Mandatory
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 history0d on marketno cuts yet
Strategy matrix
Council lease wins — +£460/mo · £50/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 | 14.30% | +£409 | £68,525 | 44.6% | Low | Feasible |
| Housing-benefit rent | 7.18% | -£145 | £68,525 | -5.4% | Med | Feasible |
| ⭐ Council lease | 14.30% | +£460 | £68,525 | 45.0% | Low | Feasible |
| Refurb & refinance | 14.30% | +£409 | £85,355 | 35.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£191 | £169,980 | -11% | Med | Feasible |
| Rent by the room | 24.00% | +£319 | £68,525 | 46.4% | — | 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
23.04% Return before costs on price converted vs 14.30% as-is
As-is Rent it out
Monthly profit+£420
Return before costs on price14.30%
Cash needed£43,148
If converted to Rent by the room
Monthly profit+£425
Return before costs on price23.04%
Cash needed£59,148
Δ vs Rent it out Monthly profit+£5
Show conversion detail
Conversion cost estimate
£3,150
Range: £2,100 – £5,250
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£40,836–£75,000full refurb + room split
⚠️ Capped at 60% of £125,000 asking (£75,000). Raw model: £76,500–£140,500. Verify with a surveyor before offering.
What's in this cost
- Kitchen£4,804–£9,609
- 2 × bathroom£6,406–£11,744
- Rewire£3,203–£5,605
- Replumb£2,402–£4,804
- Windows£8,007–£14,413
- Paint + decor£6,406–£11,210
- Flooring£9,609–£17,616
Comparables
sold within 0.5 miWide · CV 30.2%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
- GoodCarlton MillsPrimary · Academy converter · BD9 5AT
- GoodSt Cuthbert and the First Martyrs' Catholic Primary School, A Voluntary AcademyPrimary · Academy converter · BD9 5AT
- Not ratedLilycroft Nursery SchoolNursery · Local authority nursery school · BD9 5AD
- Not ratedLilycroft Primary SchoolPrimary · Academy converter · BD9 5AD
- Not ratedMargaret McMillan Primary SchoolPrimary · Academy converter · BD9 5DF
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£17,880
Section 24 credit£0
Annual tax due£1,283
Post-tax Monthly profit annual£4,781
Exit costs
Projected sale price (5y · 2%/yr growth)£138,010
Capital gain (pre-CGT)£13,010
Sale costs (~2.5%)£3,450
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£30,562
Rates as of Oct 2024
Acquisition costs
£68,525cash neededPurchase price£125,000
Deposit (25%)£31,250
Stamp duty+5% additional-property surcharge£6,250
Refurb£26,450
Legal + survey£1,700
Mortgage fees£2,875
Total cash neededdeposit + costs (loan covers the rest)£68,525
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Lot 52 for sale by online auction on 21st October 2026
Freehold Semi-Detached House and Garage Vacant Possession
Situated on Duchy Drive, close to local shopping/travelling facilities including Frizinghall Train Station. Lister Park is also nearby.
A Semi-Detached House requiring modernisation with accommodation arranged on Two Floors comprising:
First Floor Bedroom (One) Bedroom (Two) Bedroom (Three) Bedroom (Four) Bedroom (Five) Bathroom/WC
Ground Floor Entrance Hall L…
Floor plans
Listing metazoopla · McHugh & Co
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
+£409
Cash needed
£69K
Return after costs
7.17%
IRR
8.06%
53 Duchy Drive, Bradford BD9
semi_detached · 5 bed
£125,000
est £1,490 · 14.30% gross
Chain freeEPC C
Priced below market
1 / 20
84/100
Strong
14.30% — verify the rent + comps locally.
Priced below market -42% vs 12 nearby sold (last 12 mo)
Monthly profit +£409/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
14.30% Return before costs — above-market
Chain free
Price
£125K
42% below sold comps
Return before costs
14.30%
est rent £1,490/monot enough comparablesRange £1,445–£1,536/mo (Q1–Q3)
Bedrooms
5
— bath
Energy rating
C
Energy rating
Deal flags1 issue
Auction
Guide price — assume +20-30% in the room
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: £1,445–£1,536/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £31,250
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 (£19,838–£37,030 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £93,750 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
+£409
after mortgage, operating costs & tax
Rent in£1,490/mo gross
£1,433/mo collected · £57/mo lost to voids
Where it goes
£508Mortgage£420Costs£409Your profit
£409/mo left as profit · 29% of rent kept
Mortgage£508
Costs£420
Management£149
Maintenance£67
Insurance£20
CapEx reserve£75
Voids + council tax£5
Ltd co. accounts£104
Tax£96
Profit+£409
Returns
Return before costs on price14.30%
Cash return on cash7.17%
Gross margin£1,013
Cash needed£68,525
Monthly profit payback14y
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.82
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £17,880 | £5,035 | £6,094 | £0 | £1,283 | £5,469 | £5,469 |
| Year 2 | £18,416 | £5,186 | £6,094 | £0 | £1,356 | £5,781 | £11,250 |
| Year 3 | £18,969 | £5,341 | £6,094 | £0 | £1,431 | £6,103 | £17,353 |
| Year 4 | £19,538 | £5,501 | £6,094 | £0 | £1,509 | £6,434 | £23,787 |
| Year 5 | £20,124 | £5,666 | £6,094 | £0 | £1,589 | £6,775 | £30,562 |
Rent by the room upside
What we verified
5206
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedMandatory
TenureTenure typeFreehold
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 heuristicRent by the room / sharers
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Sale typeGuide price — assume +20-30% in the roomAuction
Comparables
sold within 0.5 miWide · CV 30.2%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,219
Annual rental tax£1,152
CGT yr 5£0 · company level
5y net total£30,562
Acquisition costs
25% deposit£31,250
Stamp duty£6,250
Refurb£26,450
Legal + survey£1,700
Mortgage + broker£2,875
Cash needed£68,525
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
Lot 52 for sale by online auction on 21st October 2026
Freehold Semi-Detached House and Garage Vacant Possession
Situated on Duchy Drive, close to local shopping/travelling facilities including Frizinghall Train Station. Lister Park is also nearby.
A Semi-Detached House requiring modernisation with accommodation arranged on Two Floors comprising:
First Floor Bedroom (One) Bedroom (Two) Bedroom (Three) Bedroom (Four) Bedroom (Five) Bathroom/WC
Ground Floor Entrance Hall L…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice