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Year 5 disposal
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Weak
3.33% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Long lease (977 yrs) — no short-lease drag
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- 3.33% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£987/mo — heavily negative — needs monthly capital injection
- -9.1% 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
−£987/mo
You top up £987/mo
Price
£325K
No local sold comps to compare
Return · IRR
-9.1%/yr
Loses money over 5 years
Cash to get in
£139K
Deposit + fees + refurb
Return before costs on price 3.33%5-yr return on cash -40%Rent est. £902 (£767–£1,061)
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: £767–£1,061/mo · n=1
Financing
DepositYour cash in — the rest is the mortgage25% · £81,250
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 (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £243,750 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 £200K–£400K
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£987
after mortgage, operating costs & tax
Rent in£902/mo gross
£867/mo collected · £35/mo lost to voids
Where it goes
£1,320Mortgage£534Costs
Outgoings exceed rent — you top up £987/mo
Mortgage£1,320
Costs£534
Management£90
Maintenance£100
Insurance£28
CapEx reserve£45
Voids + council tax£10
Service charge + ground rent£157
Ltd co. accounts£104
Tax—
Shortfall−£987
Returns
Return before costs on price3.33%
Cash return on cash-8.55%
Gross margin£333
Cash needed£138,600
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.66
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 | £10,824 | £6,411 | £15,844 | £0 | £0 | -£11,430 | -£11,430 |
| Year 2 | £11,149 | £6,603 | £15,844 | £0 | £0 | -£11,298 | -£22,728 |
| Year 3 | £11,483 | £6,801 | £15,844 | £0 | £0 | -£11,162 | -£33,890 |
| Year 4 | £11,828 | £7,005 | £15,844 | £0 | £0 | -£11,021 | -£44,911 |
| Year 5 | £12,183 | £7,215 | £15,844 | £0 | £0 | -£10,876 | -£55,787 |
Disposal gain (gross)-£26,619
CGT£0
Net Disposal proceeds£349,856
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 unknown
Legal & planning
Leasehold977 yr
Tenure & planning977 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
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 ratingUnknown
EPC& 2030 deadlineEPC register
EPC band not available in the listing. The 2030 MEES minimum is band C — verify the certificate before offering.
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 cohortS72 9FE · 5 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Leeds · 24.4 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 · 3-bath · 1350 sqft
£38k–£74k
£ per sqft
building cost only
£28–£55
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 3 × bathroom · Full strip + retile£9,975–£19,950
- 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
Rent by the room wins — -£751/mo · £101/mo ahead of Council lease (after room-conversion)
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 3.33% | -£987 | £138,600 | -40.3% | Low | Feasible |
| Housing-benefit rent | 3.26% | -£1,064 | £138,600 | -42.3% | Med | Feasible |
| Council lease | 3.33% | -£853 | £138,600 | -35.7% | Low | Feasible |
| Refurb & refinance | 3.33% | -£987 | £165,430 | -33.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£389 | £387,055 | 1% | Med | Feasible |
| ⭐ Rent by the room | 8.79% | -£751 | £138,600 | -22.5% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Wakefield · cap £883/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Wakefield
- LHA monthly cap:
- £883
- Scheme type:
- PSL
- Premium:
- +900% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
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
+£484/mo cash flow vs Rent it out if converted to Rent by the room
8.86% Return before costs on price converted vs 3.33% as-is
As-is Rent it out
Monthly profit-£740
Return before costs on price3.33%
Cash needed£93,148
If converted to Rent by the room
Monthly profit-£257
Return before costs on price8.86%
Cash needed£109,148
Δ vs Rent it out Monthly profit+£484
Show conversion detail
Conversion cost estimate
£3,150
Range: £2,100 – £5,250
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£82,500–£151,500full refurb + room split
What's in this cost
- Kitchen£9,000–£18,000
- 3 × bathroom£18,000–£33,000
- Rewire£6,000–£10,500
- Replumb£4,500–£9,000
- Windows£15,000–£27,000
- Paint + decor£12,000–£21,000
- Flooring£18,000–£33,000
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 & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- GoodBrierley Church of England Voluntary Controlled Primary SchoolPrimary · Voluntary controlled school · S72 9EJ
- GoodSouth Hiendley Primary SchoolPrimary · Academy converter · S72 9BY
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£10,824
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£11,847
Exit costs
Projected sale price (5y · 2%/yr growth)£358,826
Capital gain (pre-CGT)£33,826
Sale costs (~2.5%)£8,971
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-£55,787
Rates as of Oct 2024
Acquisition costs
£138,600cash neededPurchase price£325,000
Deposit (25%)£81,250
Stamp duty+5% additional-property surcharge£22,500
Refurb£26,450
Legal + survey£2,525
Mortgage fees£5,875
Total cash neededdeposit + costs (loan covers the rest)£138,600
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Summary stunning, spacious family sized home, ready to move into! Wow, this is a superb example of this style of home. If you're in the market for a larger, modern home then this one really should be at the top of your list!
Description stunning, spacious family sized home, ready to move into! Wow, this is a superb example of this style of home. If you're in the market for a larger, modern home then this one really should be at the top of your list! In brief the substantial…
Floor plans
Listing metazoopla · William H Brown - Barnsley
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£987
Cash needed
£139K
Return after costs
-8.55%
IRR
-9.05%
Rowan Lane, South Hiendley, Barnsley S72
detached · 5 bed · 3 bath
£325,000
est £902 · 3.33% gross
Leasehold 977yr
1 / 22
0/100
Marginal
3.33% — verify the rent + comps locally.
3.33% Return before costs — around the area average for this property type.
Monthly profit −£987/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£325K
Return before costs
3.33%
est rent £902/monot enough comparablesRange £767–£1,061/mo (Q1–Q3)
Bedrooms
5
3 bath
Energy rating
—
Energy rating
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: £767–£1,061/mo · n=1
Financing
DepositYour cash in — the rest is the mortgage25% · £81,250
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 (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £243,750 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 £200K–£400K
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£987
after mortgage, operating costs & tax
Rent in£902/mo gross
£867/mo collected · £35/mo lost to voids
Where it goes
£1,320Mortgage£534Costs
Outgoings exceed rent — you top up £987/mo
Mortgage£1,320
Costs£534
Management£90
Maintenance£100
Insurance£28
CapEx reserve£45
Voids + council tax£10
Service charge + ground rent£157
Ltd co. accounts£104
Tax—
Shortfall−£987
Returns
Return before costs on price3.33%
Cash return on cash-8.55%
Gross margin£333
Cash needed£138,600
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.66
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Wakefield · cap £883/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Wakefield
- LHA monthly cap:
- £883
- Scheme type:
- PSL
- Premium:
- +900% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
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 | £10,824 | £6,411 | £15,844 | £0 | £0 | -£11,430 | -£11,430 |
| Year 2 | £11,149 | £6,603 | £15,844 | £0 | £0 | -£11,298 | -£22,728 |
| Year 3 | £11,483 | £6,801 | £15,844 | £0 | £0 | -£11,162 | -£33,890 |
| Year 4 | £11,828 | £7,005 | £15,844 | £0 | £0 | -£11,021 | -£44,911 |
| Year 5 | £12,183 | £7,215 | £15,844 | £0 | £0 | -£10,876 | -£55,787 |
Rent by the room upside
What we verified
6007
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedMandatory
TenureLeasehold years remaining977 yr
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
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
Ground rentDoubling clauses kill mortgageability£80/yr
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
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,169
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£55,787
Acquisition costs
25% deposit£81,250
Stamp duty£22,500
Refurb£26,450
Legal + survey£2,525
Mortgage + broker£5,875
Cash needed£138,600
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
Summary stunning, spacious family sized home, ready to move into! Wow, this is a superb example of this style of home. If you're in the market for a larger, modern home then this one really should be at the top of your list!
Description stunning, spacious family sized home, ready to move into! Wow, this is a superb example of this style of home. If you're in the market for a larger, modern home then this one really should be at the top of your list! In brief the substantial…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice