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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
- EPC C — MEES compliant
Why to be cautious
- Auction lot — bridging-only finance, 28-day completion
- Monthly profit −£281/mo — significantly negative — real recurring drain
- -17.4% 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
−£281/mo
You top up £281/mo
Price
£25K
No local sold comps to compare
Return · IRR
-17.4%/yr
Loses money over 5 years
Cash to get in
£23K
Deposit + fees + refurb
5-yr return on cash -78%
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% · £6,250
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 (£8,970–£16,744 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £18,750 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£281
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£102Mortgage£179Costs
Outgoings exceed rent — you top up £281/mo
Mortgage£102
Costs£179
Maintenance£50
Insurance£20
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£281
Returns
Return before costs on price0.00%
Cash return on cash-14.94%
Gross margin-£179
Cash needed£22,535
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 | £2,149 | £1,219 | £0 | £0 | -£3,367 | -£3,367 |
| Year 2 | £0 | £2,213 | £1,219 | £0 | £0 | -£3,432 | -£6,799 |
| Year 3 | £0 | £2,279 | £1,219 | £0 | £0 | -£3,498 | -£10,297 |
| Year 4 | £0 | £2,348 | £1,219 | £0 | £0 | -£3,566 | -£13,864 |
| Year 5 | £0 | £2,418 | £1,219 | £0 | £0 | -£3,637 | -£17,500 |
Disposal gain (gross)-£12,998
CGT£0
Net Disposal proceeds£26,912
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
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 profileMixed demand
Tenant profilelikely cohortBD2 4EP · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Leeds Beckett · 8.1 km
Reason
Mixed-demand area without a single dominant tenant cohort. Local lettings agent can clarify.
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
2-bed · 1-bath · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,670–£10,530
- 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
Council lease wins — +£3,711/mo · £3,623/mo ahead of Housing-benefit rent
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 0.00% | -£281 | £22,535 | -77.7% | Low | Feasible |
| Housing-benefit rent | 25.15% | +£88 | £22,535 | 35.6% | Med | Feasible |
| ⭐ Council lease | 276.67% | +£3,711 | £22,535 | 1045.2% | Low | Feasible |
| Refurb & refinance | 0.00% | -£281 | £28,569 | -61.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£174 | £44,694 | -34% | 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
- 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 impact
Local lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
+£1,042/mo cash flow vs Rent it out if converted to Rent by the room
115.20% Return before costs on price converted vs 0.00% as-is
As-is Rent it out
Monthly profit-£301
Return before costs on price0.00%
Cash needed£18,148
If converted to Rent by the room
Monthly profit+£741
Return before costs on price115.20%
Cash needed£34,148
Δ vs Rent it out Monthly profit+£1,042
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
£15,000
Range: £12,750 – £17,250
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£8,113–£15,000full refurb + room split
⚠️ Capped at 60% of £25,000 asking (£15,000). Raw model: £48,300–£89,300. Verify with a surveyor before offering.
What's in this cost
- Kitchen£1,512–£3,024
- 1 × bathroom£1,008–£1,848
- Rewire£605–£1,058
- Replumb£454–£907
- Windows£1,512–£2,721
- Paint + decor£1,209–£2,116
- Flooring£1,814–£3,326
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
- GoodGrove House Primary SchoolPrimary · Academy converter · BD2 4ED
- Not ratedPeel Park Primary School and NurseryPrimary · Community school · BD2 4PR
- Not ratedSt Francis Catholic Primary School, A Voluntary AcademyPrimary · Academy converter · BD2 4ES
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-£3,367
Exit costs
Projected sale price (5y · 2%/yr growth)£27,602
Capital gain (pre-CGT)£2,602
Sale costs (~2.5%)£690
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-£17,500
Rates as of Oct 2024
Acquisition costs
£22,535cash neededPurchase price£25,000
Deposit (25%)£6,250
Stamp duty+5% additional-property surcharge£1,250
Refurb£11,960
Legal + survey£1,700
Mortgage fees£1,375
Total cash neededdeposit + costs (loan covers the rest)£22,535
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Lot 91 for sale by online auction on 21st October 2026
Freehold House Vacant Possession
Situated off Idle Road, close to the amenities available in Bradford City Centre and travelling facilities including Bradford Interchange and Bradford Forster Square Train Stations. Peel Park is also nearby.
A Terrace House requiring modernisation with accommodation arranged on Three Floors comprising:
Top Floor One Room
First Floor One Room Bathroom/WC
Ground Floor Living Room/Kit…
Floor plans
Listing metazoopla · McHugh & Co
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£281
Cash needed
£23K
Return after costs
-14.94%
IRR
-17.40%
15 Myers Lane, Bradford BD2
terraced · 2 bed
£25,000
Chain freeEPC C
1 / 14
0/100
Marginal
No rent data — verify locally before offering.
Chain free
Price
£25K
Return before costs
—
rent unknown
Bedrooms
2
— 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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £6,250
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 (£8,970–£16,744 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £18,750 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£281
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£102Mortgage£179Costs
Outgoings exceed rent — you top up £281/mo
Mortgage£102
Costs£179
Maintenance£50
Insurance£20
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£281
Returns
Return before costs on price0.00%
Cash return on cash-14.94%
Gross margin-£179
Cash needed£22,535
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 £524/mo
Housing-benefit rent scheme detail
- 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 | £0 | £2,149 | £1,219 | £0 | £0 | -£3,367 | -£3,367 |
| Year 2 | £0 | £2,213 | £1,219 | £0 | £0 | -£3,432 | -£6,799 |
| Year 3 | £0 | £2,279 | £1,219 | £0 | £0 | -£3,498 | -£10,297 |
| Year 4 | £0 | £2,348 | £1,219 | £0 | £0 | -£3,566 | -£13,864 |
| Year 5 | £0 | £2,418 | £1,219 | £0 | £0 | -£3,637 | -£17,500 |
Rent by the room upside
What we verified
3406
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
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 heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
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£244
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£17,500
Acquisition costs
25% deposit£6,250
Stamp duty£1,250
Refurb£11,960
Legal + survey£1,700
Mortgage + broker£1,375
Cash needed£22,535
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 91 for sale by online auction on 21st October 2026
Freehold House Vacant Possession
Situated off Idle Road, close to the amenities available in Bradford City Centre and travelling facilities including Bradford Interchange and Bradford Forster Square Train Stations. Peel Park is also nearby.
A Terrace House requiring modernisation with accommodation arranged on Three Floors comprising:
Top Floor One Room
First Floor One Room Bathroom/WC
Ground Floor Living Room/Kit…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice