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Year 5 disposal
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0/ 100
Weak
No rent data on file — verify locally before offering.
Why it works
Why to be cautious
- EPC E — must hit C by 2030 (~£6,000–£12,000)
- Auction lot — bridging-only finance, 28-day completion
- Monthly profit −£318/mo — significantly negative — real recurring drain
- -14.7% 5y IRR — capital outlay disproportionate to returns
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£318/mo
You top up £318/mo
Price
£30K
No local sold comps to compare
Return · IRR
-14.7%/yr
Loses money over 5 years
Cash to get in
£29K
Deposit + fees + refurb
5-yr return on cash -68%
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £7,500
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 (£12,593–£23,506 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £22,500 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
-£318
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£122Mortgage£196Costs
Outgoings exceed rent — you top up £318/mo
Mortgage£122
Costs£196
Maintenance£67
Insurance£20
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£318
Returns
Return before costs on price0.00%
Cash return on cash-13.18%
Gross margin-£196
Cash needed£28,940
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 | £0 | £2,353 | £1,463 | £0 | £0 | -£3,815 | -£3,815 |
| Year 2 | £0 | £2,423 | £1,463 | £0 | £0 | -£3,886 | -£7,701 |
| Year 3 | £0 | £2,496 | £1,463 | £0 | £0 | -£3,958 | -£11,659 |
| Year 4 | £0 | £2,571 | £1,463 | £0 | £0 | -£4,033 | -£15,692 |
| Year 5 | £0 | £2,648 | £1,463 | £0 | £0 | -£4,110 | -£19,802 |
Disposal gain (gross)-£17,696
CGT£0
Net Disposal proceeds£32,294
What we verified
What we verified
42064 ok · 2 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 ratingE
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand E
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£6k–£12k
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 cohortBD10 0QN · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Leeds Beckett · 6.3 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
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
3-bed · 2-bath · 990 sqft
£28k–£56k
£ per sqft
building cost only
£29–£56
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£6,930–£12,870
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,890–£20,790
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Check council
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 — +£4,433/mo · £4,079/mo ahead of Rent by the room
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 0.00% | -£318 | £28,940 | -68.4% | Low | Feasible |
| Housing-benefit rent | 25.32% | +£125 | £28,940 | 37.4% | Med | Feasible |
| ⭐ Council lease | 278.52% | +£4,433 | £28,940 | 972.9% | Low | Feasible |
| Refurb & refinance | 0.00% | -£318 | £37,156 | -53.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£191 | £56,706 | -37% | Med | Feasible |
| Rent by the room | 66.24% | +£353 | £28,940 | 101.8% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Bradford & South Dales · cap £633/mo
Housing-benefit rent scheme detail
- 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 impact
Local lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
+£1,045/mo cash flow vs Rent it out if converted to Rent by the room
96.00% Return before costs on price converted vs 0.00% as-is
As-is Rent it out
Monthly profit-£320
Return before costs on price0.00%
Cash needed£19,398
If converted to Rent by the room
Monthly profit+£725
Return before costs on price96.00%
Cash needed£35,398
Δ vs Rent it out Monthly profit+£1,045
Show conversion detail
Conversion cost estimate
£18,000
Range: £15,300 – £20,700
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£9,768–£18,000full refurb + room split
⚠️ Capped at 60% of £30,000 asking (£18,000). Raw model: £61,700–£113,700. Verify with a surveyor before offering.
What's in this cost
- Kitchen£1,425–£2,850
- 2 × bathroom£1,900–£3,483
- Rewire£697–£1,219
- Replumb£522–£1,045
- Windows£1,741–£3,135
- Paint + decor£1,393–£2,438
- Flooring£2,090–£3,831
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
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
- OutstandingHolybrook Primary SchoolPrimary · Academy sponsor led · BD10 0EF
- Requires improvementOur Lady and St Brendan's Catholic Primary School, A Voluntary AcademyPrimary · Academy converter · BD10 0QA
- Not ratedWoodhouse Grove SchoolNot applicable · Other independent school · BD10 0NR
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£0
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,815
Exit costs
Projected sale price (5y · 2%/yr growth)£33,122
Capital gain (pre-CGT)£3,122
Sale costs (~2.5%)£828
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-£19,802
Rates as of Oct 2024
Acquisition costs
£28,940cash neededPurchase price£30,000
Deposit (25%)£7,500
Stamp duty+5% additional-property surcharge£1,500
Refurb£16,790
Legal + survey£1,700
Mortgage fees£1,450
Total cash neededdeposit + costs (loan covers the rest)£28,940
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Lot 83 for sale by online auction on 21st October 2026
Freehold Semi-Detached House Vacant Possession
Situated in a cul-de-sac off Harrogate Road, close to local shopping/travelling facilities including Apperley Bridge Train Station. Further amenities can be found nearby in Bradford City Centre.
A Semi-Detached House requiring modernisation with accommodation arranged on Two Floors comprising:
First Floor Bedroom (One) Bedroom (Two) Bedroom (Three)
Ground Floor Entrance…
Floor plans
Listing metazoopla · McHugh & Co
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£318
Cash needed
£29K
Return after costs
-13.18%
IRR
-14.73%
2 Holybrook Avenue, Bradford BD10
semi_detached · 3 bed
£30,000
Chain freeEPC E
1 / 16
0/100
Marginal
No rent data — verify locally before offering.
Energy rating E — Min. energy standard blocker by 2030 (~£6,000–£12,000 upgrade)
Chain free
Price
£30K
Return before costs
—
rent unknown
Bedrooms
3
— bath
Energy rating
E
MEES (Minimum Energy Efficiency Standards) blocker by 2030
~£6,000–£12,000 upgrade
~£6,000–£12,000 upgrade
Deal flags2 issues
Auction
Guide price — assume +20-30% in the room
EPC E — 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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £7,500
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 (£12,593–£23,506 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £22,500 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
-£318
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£122Mortgage£196Costs
Outgoings exceed rent — you top up £318/mo
Mortgage£122
Costs£196
Maintenance£67
Insurance£20
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£318
Returns
Return before costs on price0.00%
Cash return on cash-13.18%
Gross margin-£196
Cash needed£28,940
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Bradford & South Dales · cap £633/mo
Housing-benefit rent scheme detail
- 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 | £0 | £2,353 | £1,463 | £0 | £0 | -£3,815 | -£3,815 |
| Year 2 | £0 | £2,423 | £1,463 | £0 | £0 | -£3,886 | -£7,701 |
| Year 3 | £0 | £2,496 | £1,463 | £0 | £0 | -£3,958 | -£11,659 |
| Year 4 | £0 | £2,571 | £1,463 | £0 | £0 | -£4,033 | -£15,692 |
| Year 5 | £0 | £2,648 | £1,463 | £0 | £0 | -£4,110 | -£19,802 |
Rent by the room upside
What we verified
4216
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPC~£6,000–£12,000 to upgrade to CE
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 heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Sale typeGuide price — assume +20-30% in the roomAuction
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£293
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£19,802
Acquisition costs
25% deposit£7,500
Stamp duty£1,500
Refurb£16,790
Legal + survey£1,700
Mortgage + broker£1,450
Cash needed£28,940
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 83 for sale by online auction on 21st October 2026
Freehold Semi-Detached House Vacant Possession
Situated in a cul-de-sac off Harrogate Road, close to local shopping/travelling facilities including Apperley Bridge Train Station. Further amenities can be found nearby in Bradford City Centre.
A Semi-Detached House requiring modernisation with accommodation arranged on Two Floors comprising:
First Floor Bedroom (One) Bedroom (Two) Bedroom (Three)
Ground Floor Entrance…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice