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Year 5 disposal
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38/ 100
Weak
7.79% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.79% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Monthly profit −£169/mo — mildly negative — equity build may cover
- -3.5% 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
−£169/mo
You top up £169/mo
Price
£130K
No local sold comps to compare
Return · IRR
-3.5%/yr
Loses money over 5 years
Cash to get in
£55K
Deposit + fees + refurb
Return before costs on price 7.79%5-yr return on cash -12%Rent est. £844 (£792–£899)
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: £792–£899/mo · n=63
Financing
DepositYour cash in — the rest is the mortgage25% · £32,500
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 (£8,153–£15,218 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £97,500 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
-£169
after mortgage, operating costs & tax
Rent in£844/mo gross
£812/mo collected · £32/mo lost to voids
Where it goes
£528Mortgage£452Costs
Outgoings exceed rent — you top up £169/mo
Mortgage£528
Costs£452
Management£84
Maintenance£67
Insurance£20
CapEx reserve£42
Voids + council tax£7
Service charge + ground rent£128
Ltd co. accounts£104
Tax—
Shortfall−£169
Returns
Return before costs on price7.79%
Cash return on cash-3.69%
Gross margin£359
Cash needed£54,920
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.54
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £10,128 | £5,428 | £6,338 | £0 | £0 | -£1,638 | -£1,638 |
| Year 2 | £10,432 | £5,591 | £6,338 | £0 | £0 | -£1,497 | -£3,134 |
| Year 3 | £10,745 | £5,759 | £6,338 | £0 | £0 | -£1,351 | -£4,486 |
| Year 4 | £11,067 | £5,932 | £6,338 | £0 | £0 | -£1,202 | -£5,688 |
| Year 5 | £11,399 | £6,109 | £6,338 | £0 | £0 | -£1,048 | -£6,736 |
Disposal gain (gross)-£9,528
CGT£0
Net Disposal proceeds£139,942
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdLeasehold
Leaseholdmaterial factsListing extract
Ground rent
Doubling = lender risk
£206/yr
Service charge
Annual running cost
£1,333/yr
Extracted from listing description · verify with solicitor
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
OK
Floor
EWS1 typically required above 18m
Floor 0
Lender impact
Ground floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
Mortgageable
A1/A2 = mortgageable · B1 = mortgageable with plan · B2 = remediation required
RICS EWS1 guidance →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 cohortHD3 3HQ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Leeds · 23.5 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 · 621 sqft
£18k–£36k
£ per sqft
building cost only
£30–£59
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,347–£8,073
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,831–£13,041
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history156d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£105,000 in 2019 → £130,000 asking
+23.8%in 7y
- 2019£105,000-12.5% in 14y
- 2005£119,950—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Council lease wins — -£130/mo · £39/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 | 7.79% | -£169 | £54,920 | -12.3% | Low | Feasible |
| Housing-benefit rent | 4.84% | -£466 | £54,920 | -45.8% | Med | Feasible |
| ⭐ Council lease | 7.79% | -£130 | £54,920 | -11.5% | Low | Feasible |
| Refurb & refinance | 7.79% | -£169 | £65,768 | -10.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£319 | £153,818 | 1% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Kirklees · cap £524/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Kirklees
- LHA monthly cap:
- £524
- Scheme type:
- none
- Premium:
- +900% 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
+£435/mo cash flow vs Rent it out if converted to Rent by the room
22.15% Return before costs on price converted vs 7.79% as-is
As-is Rent it out
Monthly profit-£26
Return before costs on price7.79%
Cash needed£44,398
If converted to Rent by the room
Monthly profit+£409
Return before costs on price22.15%
Cash needed£60,398
Δ vs Rent it out Monthly profit+£435
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
£37,977–£70,607full refurb + room split
What's in this cost
- Kitchen£9,000–£18,000
- 1 × bathroom£6,000–£11,000
- Rewire£2,484–£4,347
- Replumb£1,863–£3,726
- Windows£6,210–£11,178
- Paint + decor£4,968–£8,694
- Flooring£7,452–£13,662
Comparables
sold within 0.5 miWide · CV 44.8%Med confidence
Loading 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
- GoodLindley Church of England Infant SchoolPrimary · Academy converter · HD3 3NE
- GoodLindley Junior SchoolPrimary · Academy converter · HD3 3LY
- Not ratedMoorlands Primary SchoolPrimary · Academy converter · HD3 3UH
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£10,128
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,027
Exit costs
Projected sale price (5y · 2%/yr growth)£143,531
Capital gain (pre-CGT)£13,531
Sale costs (~2.5%)£3,588
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-£6,736
Rates as of Oct 2024
Acquisition costs
£54,920cash neededPurchase price£130,000
Deposit (25%)£32,500
Stamp duty+5% additional-property surcharge£6,600
Refurb£10,870
Legal + survey£2,000
Mortgage fees£2,950
Total cash neededdeposit + costs (loan covers the rest)£54,920
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Situated in the popular and sought after village of Lindley, this good sized third-floor apartment presents an excellent opportunity for first-time buyers or professional couples seeking a modern living space. With two well-proportioned DOUBLE bedrooms, and an open plan living/dining/kitchen and modern bathoom, the apartment is both comfortable and functional, making it well suited to the requirements of modern living. Additionally, the property includes 1 allocated parking s…
Floor plans
Nearby active comparables15 rentals
Comparable rentals
HD3 · same beds + typeMedian nearby: £795/mo · 13 of 15 already let-£49 vs our est
- The Mansion House, Longwood2b£625/moMay 2026
- Britannia Road, Huddersfield, HD3Let2b£895/moMay 2026
- Portland Close, Lindley, HD3Let2b£770/moMay 2026
- New Hey Road, Marsh, Huddersfield, HD3Let2b£595/moMay 2026
- Dearne Fold, Lindley, Huddersfield, W…Let2b£795/moMay 2026
- New Hey Road, Marsh, Huddersfield, HD3Let2b£595/moMay 2026
- St. Philips Court, HuddersfieldLet2b£685/moMay 2026
- Georgia View, Ainley TopLet2b£825/moMay 2026
- Georgia View, Ainley TopLet2b£825/moMay 2026
- Halifax Road, Huddersfield, HD3Let2b£895/moMay 2026
- George Street, Milnsbridge, Huddersfi…Let2b£675/moMay 2026
- Blackthorn Drive, Huddersfield, HD3Let2b£825/moMay 2026
- Britannia Road, Huddersfield, HD3Let2b£895/moMay 2026
- St. Philips Court, Huddersfield HD3Let2b£685/moMay 2026
- Britannia Road, HUDDERSFIELD2b£950/moJun 2025
Other deals nearby
HD3 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Bramleys
About this listing
156 days · RightmovePrice history
5-year price trend
Monthly profit
−£169
Cash needed
£55K
Return after costs
-3.69%
IRR
-3.54%
Listed 156d ago
11, FLUGEL WAY, LINDLEY, HUDDERSFIELD, HD3 3HQ
✓ Verified address
flat · 2 bed · 1 bath · 621 sqft
£130,000
est £844 · 7.79% gross
1 / 16
38/100
Marginal
7.79% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.79% Return before costs — above-market
Price
£130K
at sold-comp median
Return before costs
7.79%
est rent £844/monot enough comparablesRange £792–£899/mo (Q1–Q3)
Bedrooms
2
1 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: £792–£899/mo · n=63
Financing
DepositYour cash in — the rest is the mortgage25% · £32,500
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 (£8,153–£15,218 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £97,500 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
-£169
after mortgage, operating costs & tax
Rent in£844/mo gross
£812/mo collected · £32/mo lost to voids
Where it goes
£528Mortgage£452Costs
Outgoings exceed rent — you top up £169/mo
Mortgage£528
Costs£452
Management£84
Maintenance£67
Insurance£20
CapEx reserve£42
Voids + council tax£7
Service charge + ground rent£128
Ltd co. accounts£104
Tax—
Shortfall−£169
Returns
Return before costs on price7.79%
Cash return on cash-3.69%
Gross margin£359
Cash needed£54,920
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.54
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Kirklees · cap £524/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Kirklees
- LHA monthly cap:
- £524
- Scheme type:
- none
- Premium:
- +900% 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 | £10,128 | £5,428 | £6,338 | £0 | £0 | -£1,638 | -£1,638 |
| Year 2 | £10,432 | £5,591 | £6,338 | £0 | £0 | -£1,497 | -£3,134 |
| Year 3 | £10,745 | £5,759 | £6,338 | £0 | £0 | -£1,351 | -£4,486 |
| Year 4 | £11,067 | £5,932 | £6,338 | £0 | £0 | -£1,202 | -£5,688 |
| Year 5 | £11,399 | £6,109 | £6,338 | £0 | £0 | -£1,048 | -£6,736 |
Rent by the room upside
What we verified
4307
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeLeasehold
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
Service chargeReduces net yield£1,333.2/yr
Ground rentDoubling clauses kill mortgageability£206.84/yr
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
Comparables
sold within 0.5 miWide · CV 44.8%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,268
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£6,736
Acquisition costs
25% deposit£32,500
Stamp duty£6,600
Refurb£10,870
Legal + survey£2,000
Mortgage + broker£2,950
Cash needed£54,920
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 copyRightmove
Situated in the popular and sought after village of Lindley, this good sized third-floor apartment presents an excellent opportunity for first-time buyers or professional couples seeking a modern living space. With two well-proportioned DOUBLE bedrooms, and an open plan living/dining/kitchen and modern bathoom, the apartment is both comfortable and functional, making it well suited to the requirements of modern living. Additionally, the property includes 1 allocated parking s…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice