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Year 5 disposal
⊞ View all 10
7/ 100
Weak
5.69% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£296/mo — significantly negative — real recurring drain
- -4.4% 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
−£296/mo
You top up £296/mo
Price vs market
Above comparable sales
+10% vs 12 sold
Return · IRR
-4.4%/yr
Loses money over 5 years
Cash to get in
£79K
Deposit + fees + refurb
Price £200KReturn before costs on price 5.69%5-yr return on cash -17%Rent est. £949 (£899–£1,002)
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: £899–£1,002/mo · n=52
Financing
DepositYour cash in — the rest is the mortgage25% · £50,000
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 (£8,970–£16,744 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £150,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£296
after mortgage, operating costs & tax
Rent in£949/mo gross
£913/mo collected · £37/mo lost to voids
Where it goes
£813Mortgage£396Costs
Outgoings exceed rent — you top up £296/mo
Mortgage£813
Costs£396
Management£95
Maintenance£67
Insurance£28
CapEx reserve£47
Voids + council tax£8
Service charge + ground rent£47
Ltd co. accounts£104
Tax—
Shortfall−£296
Returns
Return before costs on price5.69%
Cash return on cash-4.48%
Gross margin£516
Cash needed£79,460
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.12
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 | £11,388 | £4,757 | £9,750 | £0 | £0 | -£3,119 | -£3,119 |
| Year 2 | £11,730 | £4,900 | £9,750 | £0 | £0 | -£2,920 | -£6,039 |
| Year 3 | £12,082 | £5,047 | £9,750 | £0 | £0 | -£2,715 | -£8,755 |
| Year 4 | £12,444 | £5,198 | £9,750 | £0 | £0 | -£2,504 | -£11,259 |
| Year 5 | £12,817 | £5,354 | £9,750 | £0 | £0 | -£2,287 | -£13,546 |
Disposal gain (gross)-£10,164
CGT£0
Net Disposal proceeds£215,296
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdLeasehold
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 cohortLS18 4LY · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Leeds Beckett · 4.8 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 · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,670–£10,530
- 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 history123d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£205,000 in 2023 → £200,000 asking
-2.4%in 3y
- 2023£205,000+46.4% in 14y
- 2009£140,000—
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 — -£252/mo · £44/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 | 5.69% | -£296 | £79,460 | -17.0% | Low | Feasible |
| Housing-benefit rent | 4.64% | -£492 | £79,460 | -30.9% | Med | Feasible |
| ⭐ Council lease | 5.69% | -£252 | £79,460 | -16.4% | Low | Feasible |
| Refurb & refinance | 5.69% | -£296 | £94,244 | -14.4% | Med | Feasible |
| Short-stay let / Airbnb | 8.06% | -£314 | £79,460 | -21.1% | High | Feasible |
| Buy, improve & sell | 0.00% | -£246 | £230,244 | 4% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context264 active short-lets nearby
Short-let market context
- 264 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Leeds · cap £773/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Leeds
- LHA monthly cap:
- £773
- 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
Local lettings demandby strategyLive area data
Short-stay let21% occupancy
£206/night ADR
Based on 13 short-let comps nearby
Rent by the room conversion upside
+£401/mo cash flow vs Rent it out if converted to Rent by the room
14.40% Return before costs on price converted vs 5.69% as-is
As-is Rent it out
Monthly profit-£214
Return before costs on price5.69%
Cash needed£61,898
If converted to Rent by the room
Monthly profit+£187
Return before costs on price14.40%
Cash needed£77,898
Δ vs Rent it out Monthly profit+£401
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
£48,300–£89,300full refurb + room split
What's in this cost
- Kitchen£9,000–£18,000
- 1 × bathroom£6,000–£11,000
- Rewire£3,600–£6,300
- Replumb£2,700–£5,400
- Windows£9,000–£16,200
- Paint + decor£7,200–£12,600
- Flooring£10,800–£19,800
Comparables
sold within 0.5 miWide · CV 29.4%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- OutstandingHorsforth Featherbank Primary SchoolPrimary · Community school · LS18 4QP
- Not ratedThe Froebelian SchoolNot applicable · Other independent school · LS18 4LB
- Not ratedHorsforth Newlaithes Primary SchoolPrimary · Community school · LS18 4PT
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£11,388
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,557
Exit costs
Projected sale price (5y · 2%/yr growth)£220,816
Capital gain (pre-CGT)£20,816
Sale costs (~2.5%)£5,520
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-£13,546
Rates as of Oct 2024
Acquisition costs
£79,460cash neededPurchase price£200,000
Deposit (25%)£50,000
Stamp duty+5% additional-property surcharge£11,500
Refurb£11,960
Legal + survey£2,000
Mortgage fees£4,000
Total cash neededdeposit + costs (loan covers the rest)£79,460
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
SUMMARY A modern two double bedroom first floor apartment, nicely presented throughout and in a convenient Horsforth location. The apartment features off street parking and the added bonus of a large garage. This property is sure to appeal to a wide range of buyers and viewing is highly recommended.
DESCRIPTION A lovely two double bedroom first floor apartment located in a popular Horsforth location, within an executive development close to New Road Side in Horsforth, offeri…
Floor plans
Listing metarightmove · William H. Brown
About this listing
123 days · RightmovePrice history
5-year price trend
Monthly profit
−£296
Cash needed
£79K
Return after costs
-4.48%
IRR
-4.40%
Listed 123d ago
Newlay Wood Rise, Horsforth, Leeds
flat · 2 bed · 1 bath
£200,000
est £949 · 5.69% gross
1 / 10
7/100
Marginal
5.69% — verify the rent + comps locally.
5.69% Return before costs — around the area average for this property type.
Monthly profit −£296/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£200K
10% above sold comps
Return before costs
5.69%
est rent £949/monot enough comparablesRange £899–£1,002/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: £899–£1,002/mo · n=52
Financing
DepositYour cash in — the rest is the mortgage25% · £50,000
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 (£8,970–£16,744 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £150,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£296
after mortgage, operating costs & tax
Rent in£949/mo gross
£913/mo collected · £37/mo lost to voids
Where it goes
£813Mortgage£396Costs
Outgoings exceed rent — you top up £296/mo
Mortgage£813
Costs£396
Management£95
Maintenance£67
Insurance£28
CapEx reserve£47
Voids + council tax£8
Service charge + ground rent£47
Ltd co. accounts£104
Tax—
Shortfall−£296
Returns
Return before costs on price5.69%
Cash return on cash-4.48%
Gross margin£516
Cash needed£79,460
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.12
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context264 active short-lets nearby
Short-let market context
- 264 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Leeds · cap £773/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Leeds
- LHA monthly cap:
- £773
- 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 | £11,388 | £4,757 | £9,750 | £0 | £0 | -£3,119 | -£3,119 |
| Year 2 | £11,730 | £4,900 | £9,750 | £0 | £0 | -£2,920 | -£6,039 |
| Year 3 | £12,082 | £5,047 | £9,750 | £0 | £0 | -£2,715 | -£8,755 |
| Year 4 | £12,444 | £5,198 | £9,750 | £0 | £0 | -£2,504 | -£11,259 |
| Year 5 | £12,817 | £5,354 | £9,750 | £0 | £0 | -£2,287 | -£13,546 |
Rent by the room upside
What we verified
3307
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£260.38/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 29.4%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,950
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£13,546
Acquisition costs
25% deposit£50,000
Stamp duty£11,500
Refurb£11,960
Legal + survey£2,000
Mortgage + broker£4,000
Cash needed£79,460
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
SUMMARY A modern two double bedroom first floor apartment, nicely presented throughout and in a convenient Horsforth location. The apartment features off street parking and the added bonus of a large garage. This property is sure to appeal to a wide range of buyers and viewing is highly recommended.
DESCRIPTION A lovely two double bedroom first floor apartment located in a popular Horsforth location, within an executive development close to New Road Side in Horsforth, offeri…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice