11.95% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
8.29% return before costs — above-market
11.9% Rent by the room return before costs (net 6.13% after CapEx + bills) — conversion play
Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
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
+£33/mo
Barely breaks even each month
Price
£140K
No local sold comps to compare
Return · IRR
1.0%/yr
Modest annualised return
Cash to get in
£64K
Deposit + fees + refurb
Return before costson price · Rent by the room11.95%5-yr return on cash 9%Rent est. £967 (£946–£988)
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 live
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: £946–£988/mo · n=25
Financing
DepositYour cash in — the rest is the mortgage25% · £35,000
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
3.0%9.0%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£12,593–£23,506 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £105,000 loan + £1,000 booking fee
Cladding safety certificateNot stated on the listingHeritageNot 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.
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£115,000 in 2021 → £140,000 asking
+21.7%in 5y
2021£115,000—
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 ⭐
⭐Rent it out wins — +£33/mo · level with Refurb & refinance
Strategy
Return before costson price
Monthly profit
Cash needed
5y Return on your cashon cash
Risk
Feasibility
⭐ Rent it out
8.29%
+£33
£63,890
8.9%
Low
Feasible
Housing-benefit rent
7.27%
-£111
£63,890
-1.4%
Med
Feasible
Council lease
0.00%
-£738
£63,890
-70.4%
Low
Feasible
Refurb & refinance
8.29%
+£33
£77,606
7.3%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£191
£172,506
-2%
Med
Feasible
Rent by the room
11.95%
-£715
£89,890
-40.8%
—
Feasible
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
+£349/mo cash flow vs Rent it out if converted to Rent by the room
20.57% Return before costs on price converted vs 8.29% as-is
Room mix (3 lettable rooms)
1× Double @ £502/mo1× Single @ £395/mo1× En-suite @ £497/mo
≈ £1,394/mo gross room income
As-is Rent it out
Monthly profit+£28
Return before costson price8.29%
Cash needed£46,898
If converted to Rent by the room
Monthly profit+£377
Return before costson price20.57%
Cash needed£62,898
Δ vs Rent it outMonthly profit+£349
Show conversion detail
Conversion cost estimate
£50,400
Range: £44,100 – £58,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£45,558–£84,000full refurb + room split
⚠️ Capped at 60% of £140,000 asking (£84,000). Raw model: £55,700–£102,700. Verify with a surveyor before offering.
What's in this cost
Kitchen£7,361–£14,722
1 × bathroom£4,907–£8,997
Rewire£3,599–£6,298
Replumb£2,699–£5,398
Windows£8,997–£16,195
Paint + decor£7,198–£12,596
Flooring£10,796–£19,794
Based on 1093 HMO comps within 1.9 km
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 & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
Bradford Christian School
Not applicable · Other independent school · BD2 1BT
Not rated
Poplars Farm Primary School
Primary · Community school · BD2 1LQ
Not rated
Swain House Primary School
Primary · Community school · BD2 1JL
Not rated
Hanson Academy
Secondary · Academy sponsor led · BD2 1JP
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
£315/yr kept
Annual gross rent£11,604
Section 24 credit£0
Annual tax due£178
Post-tax Monthly profitannual£315
Exit costs
£5,681 after CGT
Projected sale price (5y · 2%/yr growth)£154,571
Capital gain (pre-CGT)£14,571
Sale costs (~2.5%)£3,864
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£5,681
Rates as of Oct 2024
Acquisition costs
£63,890cash needed
Purchase price£140,000
Deposit (25%)£35,000
Stamp duty+5% additional-property surcharge£7,300
Refurb£16,790
Legal + survey£1,700
Mortgage fees£3,100
Total cash neededdeposit + costs (loan covers the rest)£63,890
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
SOLD BY MODERN METHOD OF AUCTION BUYERS FEES APPLY STARTING PRICE - £140,000.00 THREE BEDROOMS SEME-DEAETCHED NO ONWARDS CHAIN MODERN KITCHEN STYLISH BATHROOM GARDEN FRONT & REAR WELL-REGARDED SCHOOL CATCHMENT AREA Located on Kings Road in Bradford, this charming three-bedroom semi-detached house offers a delightful blend of comfort and practicality. As you step inside, you are welcomed by a spacious hallway illuminated by a large double-glazed window, which leads…
11.95%Rent by the room strategy — market rent unverified, verify locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.29% Return before costs — above-market
11.9% Rent by the roomReturn before costs — conversion play
Price
£140K
Return before costs (best)
11.95%
Rent by the room
Bedrooms
3
1 bath
Energy rating
—
Energy rating
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc live
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: £946–£988/mo · n=25
Financing
DepositYour cash in — the rest is the mortgage25% · £35,000
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
3.0%9.0%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£12,593–£23,506 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £105,000 loan + £1,000 booking fee
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
£11,604
£4,103
£6,563
£0
£178
£761
£761
Year 2
£11,952
£4,226
£6,563
£0
£221
£943
£1,704
Year 3
£12,311
£4,352
£6,563
£0
£265
£1,131
£2,835
Year 4
£12,680
£4,483
£6,563
£0
£311
£1,323
£4,158
Year 5
£13,060
£4,618
£6,563
£0
£357
£1,523
£5,681
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)3 bd
Conversion£26,000
If converted
Gross / mo£1,394
Gross Rent by the room yield11.95%
What we verified
12 total
5007
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
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
Area3▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
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£1,313
Annual rental tax£94
CGT yr 5£0 · company level
5y net total£5,681
Acquisition costs
£64K
25% deposit£35,000
Stamp duty£7,300
Refurb£16,790
Legal + survey£1,700
Mortgage + broker£3,100
Cash needed£63,890
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyRightmove
SOLD BY MODERN METHOD OF AUCTION BUYERS FEES APPLY STARTING PRICE - £140,000.00 THREE BEDROOMS SEME-DEAETCHED NO ONWARDS CHAIN MODERN KITCHEN STYLISH BATHROOM GARDEN FRONT & REAR WELL-REGARDED SCHOOL CATCHMENT AREA Located on Kings Road in Bradford, this charming three-bedroom semi-detached house offers a delightful blend of comfort and practicality. As you step inside, you are welcomed by a spacious hallway illuminated by a large double-glazed window, which leads…