Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
Cash only — often signals cladding / short lease / structural
Service charge unknown — could swing £100-300/mo
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
+£30/mo
Barely breaks even each month
Price vs market
Above comparable sales
+35% vs 12 sold
Return · IRR
1.0%/yr
Modest annualised return
Cash to get in
£67K
Deposit + fees + refurb
Price £70KReturn before costson price14.66%5-yr return on cash 7%Rent est. £855 (£771–£948)
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: £771–£948/mo · n=109
Financing
DepositYour cash in — the rest is the mortgage25% · £17,500
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 (£)
Capped at 60% of £70,000 asking (£42,000). Raw model: £44,045–£81,595. Verify with a surveyor before offering.
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £52,500 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£8,635–£16,485
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history143d on marketno cuts yet
Strategy matrix
Compare 7 strategies side-by-side · best shown with ⭐
⭐Council lease wins — +£131/mo · £101/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
14.66%
+£30
£67,050
6.7%
Low
Feasible
Housing-benefit rent
10.17%
-£216
£67,050
-14.7%
Med
Feasible
⭐ Council lease
14.66%
+£131
£67,050
13.7%
Low
Feasible
Refurb & refinance
14.66%
+£30
£84,550
5.3%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£366
£131,500
-37%
Med
Feasible
Rent by the room
—
—
—
—
—
Disabledneeds 3+ beds
Housing-benefit (LHA) scheme detailBRMA Wakefield · cap £593/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Wakefield
LHA monthly cap:
£593
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 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
+£423/mo cash flow vs Rent it out if converted to Rent by the room
41.14% Return before costs on price converted vs 14.66% as-is
As-is Rent it out
Monthly profit+£176
Return before costson price14.66%
Cash needed£29,398
If converted to Rent by the room
Monthly profit+£599
Return before costson price41.14%
Cash needed£45,398
Δ vs Rent it outMonthly profit+£423
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
£42,000
Range: £35,700 – £48,300
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£22,672–£42,000full refurb + room split
⚠️ Capped at 60% of £70,000 asking (£42,000). Raw model: £44,045–£81,595. Verify with a surveyor before offering.
What's in this cost
Kitchen£4,633–£9,265
1 × bathroom£3,088–£5,662
Rewire£1,616–£2,828
Replumb£1,212–£2,424
Windows£4,041–£7,273
Paint + decor£3,233–£5,657
Flooring£4,849–£8,890
Comparables
sold within 0.5 mi
Wide · CV 36.1%Med confidence
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
Tax treatment
£285/yr kept
Annual gross rent£10,260
Section 24 credit£0
Annual tax due£160
Post-tax Monthly profitannual£285
Exit costs
£4,466 after CGT
Projected sale price (5y · 2%/yr growth)£77,286
Capital gain (pre-CGT)£7,286
Sale costs (~2.5%)£1,932
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£4,466
Rates as of Oct 2024
Acquisition costs
£67,050cash needed
Purchase price£70,000
Deposit (25%)£17,500
Stamp duty+5% additional-property surcharge£3,500
Refurb£42,000
Legal + survey£2,000
Mortgage fees£2,050
Total cash neededdeposit + costs (loan covers the rest)£67,050
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Our latest listing is a 2-bedroom flat located in Wakefield. It is in close proximity to valuable amenities, is able to generate rewarding rental returns and has a tenant currently situated.
For investors looking to expand their portfolio, this is a fantastic opportunity!
This well-kept home features 2 bedrooms, lounge, bathroom and kitchen and shared front and back garden spaces.
Investment details
It currently produces an annual gross income of £8,400 with tenants curre…
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
14.66% Return before costs — above-market
Price
£70K
35% above sold comps
Return before costs
14.66%
est rent £855/mo109 comps within 1 kmRange £771–£948/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
—
Energy rating
Deal flags1 issue
Cash buyers only
Often signals cladding, structural, or short-lease issues
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: £771–£948/mo · n=109
Financing
DepositYour cash in — the rest is the mortgage25% · £17,500
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 (£)
Capped at 60% of £70,000 asking (£42,000). Raw model: £44,045–£81,595. Verify with a surveyor before offering.
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £52,500 loan + £1,000 booking fee
Housing-benefit (LHA) scheme detailBRMA Wakefield · cap £593/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Wakefield
LHA monthly cap:
£593
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
£10,260
£6,008
£3,413
£0
£160
£680
£680
Year 2
£10,568
£6,188
£3,413
£0
£184
£784
£1,464
Year 3
£10,885
£6,373
£3,413
£0
£209
£890
£2,354
Year 4
£11,211
£6,565
£3,413
£0
£235
£999
£3,353
Year 5
£11,548
£6,761
£3,413
£0
£261
£1,113
£4,466
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)2 bd
If converted
Gross Rent by the room yield—
What we verified
12 total
2307
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeLeasehold
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 let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 mi
Wide · CV 36.1%Med confidence
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£683
Annual rental tax£85
CGT yr 5£0 · company level
5y net total£4,466
Acquisition costs
£67K
25% deposit£17,500
Stamp duty£3,500
Refurb£42,000
Legal + survey£2,000
Mortgage + broker£2,050
Cash needed£67,050
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
Make an offer
Pro analysis — outcome range, stress tests & portfolio impact
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Description& agent copyRightmove
Our latest listing is a 2-bedroom flat located in Wakefield. It is in close proximity to valuable amenities, is able to generate rewarding rental returns and has a tenant currently situated.
For investors looking to expand their portfolio, this is a fantastic opportunity!
This well-kept home features 2 bedrooms, lounge, bathroom and kitchen and shared front and back garden spaces.
Investment details
It currently produces an annual gross income of £8,400 with tenants curre…