8.04% return before costs — verify the rent + comps locally.
Why it works
8.04% return before costs — above-market
Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Tenanted in situ — instant Monthly profit from completion
Long lease (104 yrs) — no short-lease drag
Why to be cautious
EPC D — must hit C by 2030 (~£3,000–£7,000)
Service charge unknown — could swing £100-300/mo
Monthly profit −£204/mo — significantly negative — real recurring drain
-5.0% 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
−£204/mo
You top up £204/mo
Price
£110K
No local sold comps to compare
Return · IRR
-5.0%/yr
Loses money over 5 years
Cash to get in
£50K
Deposit + fees + refurb
Return before costson price8.04%5-yr return on cash -19%Rent est. £737 (£698–£778)
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).
Listing seen …
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
Buy-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: £698–£778/mo · n=66
Financing
DepositYour cash in — the rest is the mortgage25% · £27,500
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
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 (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £82,500 loan + £1,000 booking fee
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.
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 history149d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£118,788 in 2006 → £110,000 asking
-7.4%in 20y
2006£118,788—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Compare 7 strategies side-by-side · best shown with ⭐
⭐Council lease wins — -£96/mo · £108/mo ahead of Rent it out
Strategy
Return before costson price
Monthly profit
Cash needed
5y Return on your cashon cash
Risk
Feasibility
Rent it out
8.04%
-£204
£49,610
-19.2%
Low
Feasible
Housing-benefit rent
4.90%
-£470
£49,610
-52.6%
Med
Feasible
⭐ Council lease
8.04%
-£96
£49,610
-9.0%
Low
Feasible
Refurb & refinance
8.04%
-£204
£59,894
-15.9%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£349
£134,244
-2%
Med
Feasible
Rent by the room
—
—
—
—
—
Disabledneeds 3+ beds
Housing-benefit (LHA) scheme detailBRMA Barnsley · cap £449/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Barnsley
LHA monthly cap:
£449
Scheme type:
leasing
Premium:
+1000% 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 impactLocal lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
As-is Rent it out vs converted Rent by the room
+£507/mo cash flow vs Rent it out if converted to Rent by the room
26.18% Return before costs on price converted vs 8.04% as-is
As-is Rent it out
Monthly profit-£35
Return before costson price8.04%
Cash needed£39,398
If converted to Rent by the room
Monthly profit+£472
Return before costson price26.18%
Cash needed£55,398
Δ vs Rent it outMonthly profit+£507
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
£35,698–£66,000full refurb + room split
⚠️ Capped at 60% of £110,000 asking (£66,000). Raw model: £48,300–£89,300. Verify with a surveyor before offering.
What's in this cost
Kitchen£6,652–£13,303
1 × bathroom£4,434–£8,130
Rewire£2,661–£4,656
Replumb£1,996–£3,991
Windows£6,652–£11,973
Paint + decor£5,321–£9,312
Flooring£7,982–£14,634
Comparables
sold within 0.5 mi
Loading nearby sold…
Location & area intelligence
Transport 100 / 100
Loading map…
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
Barugh Green Primary School
Primary · Academy converter · S75 1LD
Good
Wilthorpe Primary School
Primary · Academy converter · S75 1EG
Good
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
-£2,451/yr kept
Annual gross rent£8,844
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profitannual-£2,451
Exit costs
-£9,548 after CGT
Projected sale price (5y · 2%/yr growth)£121,449
Capital gain (pre-CGT)£11,449
Sale costs (~2.5%)£3,036
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 profitafter CGT-£9,548
Rates as of Oct 2024
Acquisition costs
£49,610cash needed
Purchase price£110,000
Deposit (25%)£27,500
Stamp duty+5% additional-property surcharge£5,500
Refurb£11,960
Legal + survey£2,000
Mortgage fees£2,650
Total cash neededdeposit + costs (loan covers the rest)£49,610
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Whether you're looking for your first investment property or a home to move straight into, this top floor apartment on High Balk could be a fantastic opportunity. The property can be sold with the current sitting tenant in place, making it ideal for investors, or alternatively could suit first-time buyers and other purchasers looking for a well located home.
The current tenant has lived at the property for approximately three years and is currently paying £795 PCM, offering…
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.04% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£110K
Return before costs
8.04%
est rent £737/monot enough comparablesRange £698–£778/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
Buy-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: £698–£778/mo · n=66
Financing
DepositYour cash in — the rest is the mortgage25% · £27,500
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
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 (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £82,500 loan + £1,000 booking fee
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
TenantMonthly profit from day oneIn situ
Comparables
sold within 0.5 mi
Loading nearby sold…
Location & transport
Score 100/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,073
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£9,548
Acquisition costs
£50K
25% deposit£27,500
Stamp duty£5,500
Refurb£11,960
Legal + survey£2,000
Mortgage + broker£2,650
Cash needed£49,610
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Pro analysis — outcome range, stress tests & portfolio impact
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Description& agent copyRightmove
Whether you're looking for your first investment property or a home to move straight into, this top floor apartment on High Balk could be a fantastic opportunity. The property can be sold with the current sitting tenant in place, making it ideal for investors, or alternatively could suit first-time buyers and other purchasers looking for a well located home.
The current tenant has lived at the property for approximately three years and is currently paying £795 PCM, offering…