-0.1% 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.
EPC band not stated — verify the certificate before offering (2030 MEES minimum is band C).
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£20/mo
You top up £20/mo
Price
£135K
No local sold comps to compare
Return · IRR
-0.1%/yr
Loses money over 5 years
Cash to get in
£57K
Deposit + fees + refurb
Return before costson price7.95%5-yr return on cash 4%Rent est. £894 (£743–£1,076)
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: £743–£1,076/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £33,750
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 (£8,970–£16,744 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £101,250 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.
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 — +£16/mo · £37/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
7.95%
-£20
£57,385
4.1%
Low
Feasible
Housing-benefit rent
4.66%
-£358
£57,385
-31.7%
Med
Feasible
⭐ Council lease
7.95%
+£16
£57,385
4.7%
Low
Feasible
Refurb & refinance
7.95%
-£20
£68,919
3.4%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£191
£160,394
1%
Med
Feasible
Rent by the room
—
—
—
—
—
Disabledneeds 3+ beds
Housing-benefit (LHA) scheme detailBRMA Bradford & South Dales · cap £524/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:
£524
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
+£398/mo cash flow vs Rent it out if converted to Rent by the room
21.33% Return before costs on price converted vs 7.95% as-is
As-is Rent it out
Monthly profit-£5
Return before costson price7.95%
Cash needed£45,648
If converted to Rent by the room
Monthly profit+£393
Return before costson price21.33%
Cash needed£61,648
Δ vs Rent it outMonthly profit+£398
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
£43,811–£81,000full refurb + room split
⚠️ Capped at 60% of £135,000 asking (£81,000). Raw model: £48,300–£89,300. Verify with a surveyor before offering.
What's in this cost
Kitchen£8,163–£16,327
1 × bathroom£5,442–£9,978
Rewire£3,265–£5,714
Replumb£2,449–£4,898
Windows£8,163–£14,694
Paint + decor£6,531–£11,429
Flooring£9,796–£17,960
Comparables
sold within 0.5 mi
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 & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
St. Clare's Catholic Primary School, A Voluntary Academy
Primary · Academy converter · BD2 3JD
Good
St Luke's CofE Primary School
Primary · Voluntary controlled school · BD2 3NS
Good
Fagley Primary School
Primary · Community school · BD2 3PU
Not rated
Wellington Primary School
Primary · Community school · BD2 3DE
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
-£278/yr kept
Annual gross rent£10,728
Section 24 credit£0
Annual tax due£32
Post-tax Monthly profitannual-£278
Exit costs
£2,365 after CGT
Projected sale price (5y · 2%/yr growth)£149,051
Capital gain (pre-CGT)£14,051
Sale costs (~2.5%)£3,726
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£2,365
Rates as of Oct 2024
Acquisition costs
£57,385cash needed
Purchase price£135,000
Deposit (25%)£33,750
Stamp duty+5% additional-property surcharge£6,950
Refurb£11,960
Legal + survey£1,700
Mortgage fees£3,025
Total cash neededdeposit + costs (loan covers the rest)£57,385
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
* semi detached * two bedrooms * no onward chain *
* modern bathroom * gardens * great starter home *
Looking for you first home? Investment? Downsizing? - Then this could be the house for you!
This two bedroom semi detached house is available with no onward chain and benefits from gas central heating and upvc double glazing.
The easy to maintain accommodation briefly comprises entrance, lounge, fitted kitchen, two first floor bedrooms and a modern house bathroom with white s…
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.95% Return before costs — above-market
Price
£135K
Return before costs
7.95%
est rent £894/monot enough comparablesRange £743–£1,076/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
—
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: £743–£1,076/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £33,750
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 (£8,970–£16,744 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £101,250 loan + £1,000 booking fee
Housing-benefit (LHA) scheme detailBRMA Bradford & South Dales · cap £524/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:
£524
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
£10,728
£3,980
£6,581
£0
£32
£135
£135
Year 2
£11,050
£4,099
£6,581
£0
£70
£299
£435
Year 3
£11,381
£4,222
£6,581
£0
£110
£468
£903
Year 4
£11,723
£4,349
£6,581
£0
£151
£642
£1,544
Year 5
£12,074
£4,479
£6,581
£0
£193
£821
£2,365
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
3207
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▾
EPCPostcode estimate — check the registerNot stated on the listing
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
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£1,316
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£2,365
Acquisition costs
£57K
25% deposit£33,750
Stamp duty£6,950
Refurb£11,960
Legal + survey£1,700
Mortgage + broker£3,025
Cash needed£57,385
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
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Description& agent copyZoopla
* semi detached * two bedrooms * no onward chain *
* modern bathroom * gardens * great starter home *
Looking for you first home? Investment? Downsizing? - Then this could be the house for you!
This two bedroom semi detached house is available with no onward chain and benefits from gas central heating and upvc double glazing.
The easy to maintain accommodation briefly comprises entrance, lounge, fitted kitchen, two first floor bedrooms and a modern house bathroom with white s…