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Year 5 disposal
BMV -1%
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0/ 100
Weak
4.89% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£407/mo — significantly negative — real recurring drain
- -5.2% 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
−£407/mo
You top up £407/mo
Price
£290K
Around comparable sold prices
Return · IRR
-5.2%/yr
Loses money over 5 years
Cash to get in
£101K
Deposit + fees + refurb
Return before costs on price 4.89%5-yr return on cash -19%Rent est. £1,182 (£1,129–£1,237)
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: £1,129–£1,237/mo · n=35
Financing
DepositYour cash in — the rest is the mortgage25% · £72,500
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 (£1,125–£2,100 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £217,500 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 £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£407
after mortgage, operating costs & tax
Rent in£1,182/mo gross
£1,137/mo collected · £45/mo lost to voids
Where it goes
£1,178Mortgage£366Costs
Outgoings exceed rent — you top up £407/mo
Mortgage£1,178
Costs£366
Management£118
Maintenance£50
Insurance£28
CapEx reserve£59
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£407
Returns
Return before costs on price4.89%
Cash return on cash-4.86%
Gross margin£771
Cash needed£100,500
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.96
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 | £14,184 | £4,388 | £14,138 | £0 | £0 | -£4,341 | -£4,341 |
| Year 2 | £14,610 | £4,519 | £14,138 | £0 | £0 | -£4,047 | -£8,388 |
| Year 3 | £15,048 | £4,655 | £14,138 | £0 | £0 | -£3,744 | -£12,133 |
| Year 4 | £15,499 | £4,794 | £14,138 | £0 | £0 | -£3,433 | -£15,566 |
| Year 5 | £15,964 | £4,938 | £14,138 | £0 | £0 | -£3,112 | -£18,677 |
Disposal gain (gross)-£471
CGT£0
Net Disposal proceeds£312,179
What we verified
What we verified
60066 ok · 0 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
Conversion approvability
Per-property planning assessment
Likely approvable64% likely
Confidence: low
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 63% (175 decisions)
- NOTE: this council assesses HMO concentration by none, not a radius percentage — the radius figures below are indicative only
- NO HMO concentration data for this council: neither a licensed register nor granted change-of-use decisions nearby. This is ABSENCE OF DATA, not absence of HMOs — verify with the council before relying on it
Rent by the room concentration nearby
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
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 cohortLS18 5QJ · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Leeds Beckett · 4 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 · 1-bath · 990 sqft
£25k–£49k
£ per sqft
building cost only
£25–£49
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- 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 — -£356/mo · £52/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 | 4.89% | -£407 | £100,500 | -18.6% | Low | Feasible |
| Housing-benefit rent | 3.51% | -£734 | £100,500 | -38.0% | Med | Feasible |
| ⭐ Council lease | 4.89% | -£356 | £100,500 | -18.2% | Low | Feasible |
| Refurb & refinance | 4.89% | -£407 | £115,600 | -16.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£182 | £313,250 | 9% | Med | Feasible |
| Rent by the room | 7.30% | -£587 | £100,500 | -24.1% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Leeds · cap £848/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Leeds
- LHA monthly cap:
- £848
- Scheme type:
- nominee
- Premium:
- +800% 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
+£256/mo cash flow vs Rent it out if converted to Rent by the room
9.93% Return before costs on price converted vs 4.89% as-is
As-is Rent it out
Monthly profit-£376
Return before costs on price4.89%
Cash needed£84,398
If converted to Rent by the room
Monthly profit-£120
Return before costs on price9.93%
Cash needed£100,398
Δ vs Rent it out Monthly profit+£256
Show conversion detail
Conversion cost estimate
£50,400
Range: £44,100 – £58,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 64% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 63% (175 decisions)
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
£55,700–£102,700full refurb + room split
What's in this cost
- Kitchen£9,000–£18,000
- 1 × bathroom£6,000–£11,000
- Rewire£4,400–£7,700
- Replumb£3,300–£6,600
- Windows£11,000–£19,800
- Paint + decor£8,800–£15,400
- Flooring£13,200–£24,200
Comparables
sold within 0.5 miWide · CV 20.7%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Leeds HMO Article 4 — A4D01 (official council polygon)
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- OutstandingSt Mary's Catholic Primary School, HorsforthPrimary · Academy converter · LS18 5AB
- GoodSt Margaret's Church of England Voluntary Controlled Primary SchoolPrimary · Voluntary controlled school · LS18 5BL
- GoodWestbrook Lane Primary SchoolPrimary · Community school · LS18 5AH
- Not ratedLeeds Trinity UniversityNot applicable · Higher education institutions · LS18 5HD
- Not ratedWest End Primary SchoolPrimary · Community school · LS18 5JP
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£14,184
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£4,887
Exit costs
Projected sale price (5y · 2%/yr growth)£320,183
Capital gain (pre-CGT)£30,183
Sale costs (~2.5%)£8,005
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-£18,677
Rates as of Oct 2024
Acquisition costs
£100,500cash neededPurchase price£290,000
Deposit (25%)£72,500
Stamp duty+5% additional-property surcharge£19,000
Refurb£1,500
Legal + survey£2,150
Mortgage fees£5,350
Total cash neededdeposit + costs (loan covers the rest)£100,500
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A beautifully refurbished three-bedroom home, finished throughout to a high standard with brand-new fixtures, fittings & contemporary finishes, including brand new electrics and boiler. The property offers bright & spacious accommodation, including a generous bay-fronted lounge, stylish new kitchen, downstairs WC and seperate utility space, three well-proportioned bedrooms and a brand new modern family bathroom. Outside, the property benefits from a landscaped low-maintenance…
Floor plans
Listing metazoopla · Hardisty - Horsforth
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£407
Cash needed
£101K
Return after costs
-4.86%
IRR
-5.19%
Breary Terrace, Horsforth, Leeds, West Yorkshire LS18
terraced · 3 bed · 1 bath
£290,000
est £1,182 · 4.89% gross
EPC C
Priced below market
1 / 11
0/100
Marginal
4.89% — verify the rent + comps locally.
4.89% Return before costs — around the area average for this property type.
Monthly profit −£407/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating C — Min. energy standard 2030 compliant.
Price
£290K
1% below sold comps
Return before costs
4.89%
est rent £1,182/monot enough comparablesRange £1,129–£1,237/mo (Q1–Q3)
Bedrooms
3
1 bath
Energy rating
C
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: £1,129–£1,237/mo · n=35
Financing
DepositYour cash in — the rest is the mortgage25% · £72,500
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 (£1,125–£2,100 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £217,500 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 £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£407
after mortgage, operating costs & tax
Rent in£1,182/mo gross
£1,137/mo collected · £45/mo lost to voids
Where it goes
£1,178Mortgage£366Costs
Outgoings exceed rent — you top up £407/mo
Mortgage£1,178
Costs£366
Management£118
Maintenance£50
Insurance£28
CapEx reserve£59
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£407
Returns
Return before costs on price4.89%
Cash return on cash-4.86%
Gross margin£771
Cash needed£100,500
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.96
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Leeds · cap £848/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Leeds
- LHA monthly cap:
- £848
- Scheme type:
- nominee
- Premium:
- +800% 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 | £14,184 | £4,388 | £14,138 | £0 | £0 | -£4,341 | -£4,341 |
| Year 2 | £14,610 | £4,519 | £14,138 | £0 | £0 | -£4,047 | -£8,388 |
| Year 3 | £15,048 | £4,655 | £14,138 | £0 | £0 | -£3,744 | -£12,133 |
| Year 4 | £15,499 | £4,794 | £14,138 | £0 | £0 | -£3,433 | -£15,566 |
| Year 5 | £15,964 | £4,938 | £14,138 | £0 | £0 | -£3,112 | -£18,677 |
Rent by the room upside
What we verified
6006
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▾
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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 20.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,828
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£18,677
Acquisition costs
25% deposit£72,500
Stamp duty£19,000
Refurb£1,500
Legal + survey£2,150
Mortgage + broker£5,350
Cash needed£100,500
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
A beautifully refurbished three-bedroom home, finished throughout to a high standard with brand-new fixtures, fittings & contemporary finishes, including brand new electrics and boiler. The property offers bright & spacious accommodation, including a generous bay-fronted lounge, stylish new kitchen, downstairs WC and seperate utility space, three well-proportioned bedrooms and a brand new modern family bathroom. Outside, the property benefits from a landscaped low-maintenance…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice