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Year 5 disposal
BMV -44%
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50/ 100
Caution
11.26% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 8.35% return before costs — above-market
- 11.3% Rent by the room return before costs (net 5.84% after CapEx + bills) — conversion play
- Priced below market -44% vs 12 nearby sold (last 12 mo) — instant equity
- 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).
- Tenure not stated — confirm freehold/leasehold and any lease term before offering.
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 vs market
Below market value
-44% vs 12 sold · interior unseen
Return · IRR
1.0%/yr
Modest annualised return
Cash left in
£0
Fully recycled — pull all your cash back out
Price £150KCash to buy £65KReturn before costs on price · Rent by the room 11.26%5-yr return on cash 9%Rent est. £1,044 (£946–£1,152)
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: £946–£1,152/mo · n=57
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
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 (£10,967–£20,472 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £112,500 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
+£33
after mortgage, operating costs & tax
Rent in£1,044/mo gross
£1,004/mo collected · £40/mo lost to voids
Where it goes
£609Mortgage£354Costs
£33/mo left as profit · 3% of rent kept
Mortgage£609
Costs£354
Management£104
Maintenance£67
Insurance£20
CapEx reserve£52
Voids + council tax£6
Ltd co. accounts£104
Tax£8
Profit+£33
Returns
Return before costs on price8.35%
Cash return on cash0.60%
Gross margin£650
Cash needed£65,073
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.65
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 | £12,528 | £4,250 | £7,313 | £0 | £184 | £782 | £782 |
| Year 2 | £12,904 | £4,377 | £7,313 | £0 | £231 | £983 | £1,765 |
| Year 3 | £13,291 | £4,509 | £7,313 | £0 | £279 | £1,191 | £2,956 |
| Year 4 | £13,690 | £4,644 | £7,313 | £0 | £329 | £1,404 | £4,360 |
| Year 5 | £14,100 | £4,783 | £7,313 | £0 | £381 | £1,624 | £5,984 |
Disposal gain (gross)-£12,851
CGT£0
Net Disposal proceeds£161,472
What we verified
What we verified
30093 ok · 0 caution · 0 fail · 9 unknown
Legal & planning
LeaseholdUnknown
Tenure & planningUnknown
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
Rates as of May 2026
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
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 profileFamily let
Tenant profilelikely cohortBD2 3RU · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Leeds Beckett · 7.8 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
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
3-bed · 1-bath · 893 sqft
£23k–£46k
£ per sqft
building cost only
£26–£51
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,251–£11,609
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£9,823–£18,753
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Check council
The council's HMO page lists the current mandatory fee plus any additional / selective scheme that catches smaller HMOs.
Mandatory licensing applies to 5+ sharer HMOs (Housing Act 2004)
Find council HMO page →Price & sale history120d on marketno cuts yet
Strategy matrix
Rent by the room wins — +£433/mo · £264/mo ahead of Short-stay let / Airbnb (after room-conversion)
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 8.35% | +£33 | £65,073 | 9.2% | Low | Feasible |
| Housing-benefit rent | 5.06% | -£337 | £65,073 | -24.7% | Med | Feasible |
| Council lease | 8.35% | +£70 | £65,073 | 9.7% | Low | Feasible |
| Refurb & refinance | 8.35% | +£33 | £78,422 | 7.6% | Med | Feasible |
| Short-stay let / Airbnb | 14.06% | +£169 | £65,073 | 19.5% | High | Feasible |
| Buy, improve & sell | 0.00% | -£191 | £180,172 | 1% | Med | Feasible |
| ⭐ Rent by the room | 6.39% * | +£433 | £65,625 | — | — | Feasible |
* Rent by the room shows net yield on cost for the audited HMO conversion deal (post-conversion, after running costs) — not gross like the other rows. Its 5-yr ROI reads “—” because the audited deal is a year-one snapshot; the HMO conversion panel below shows the cash-back / payback horizon.
Short-let (SA) context304 active short-lets nearby
Short-let market context
- 304 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Bradford & South Dales · cap £633/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bradford & South Dales
- LHA monthly cap:
- £633
- Scheme type:
- nominee
- Premium:
- +1000% 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 let36% occupancy
£162/night ADR
Based on 15 short-let comps nearby
Rent by the room conversion upside
+£298/mo cash flow vs Rent it out if converted to Rent by the room
19.20% Return before costs on price converted vs 8.35% as-is
£150k → 4-bed HMO @ ~£431/room: £1,683 pcm gross, ~£949 pcm net (6.4% net on £178k all-in incl. ~£18k works); needs +1 bathroom
medium confidence
Unlocks ~£5,632/yr extra rent
3 → 4 lettable rooms · ~7.0% gross at max
Potential, not guaranteed (subject to planning + regs). Estimate from the floorplan (kitchen size assumed) — verify room sizes against the floorplan before offering.
How we calculated this
floorplan shows 5 habitable rooms (3 beds + 2 reception(s)); convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms; sized to Bradford adopted standard (6.51/10.22 m²; Amenity Standards for Houses in Multiple Occupation v1.0, City of Bradford MDC; HMO licence fees 2026-2027); adds ~£469/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted)
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
3 → 4 bed HMO+1 single6.39% net on cost7.92% cash-on-cashuplift 5.52% → 7.03%
+1 bathroom needed
Sized to Bradford's adopted HMO standards
Projections use documented assumptions (local room rates, typical conversion costs, 75% LTV at 5.5%, indicative regional valuation yields) and each council’s published HMO standards. Not financial advice. Verify room sizes, licensing and planning with the council and a surveyor before purchase.
Room mix (3 lettable rooms)
1× Double @ £507/mo1× Single @ £404/mo1× En-suite @ £497/mo
≈ £1,408/mo gross room income
As-is Rent it out
Monthly profit+£47
Return before costs on price8.35%
Cash needed£49,398
If converted to Rent by the room
Monthly profit+£346
Return before costs on price19.20%
Cash needed£65,398
Δ vs Rent it out Monthly profit+£298
+1 room (4 total)
Monthly profit+£40
Return before costs on price15.02%
Cash needed£75,398
Extra rent+£469/mo
Show conversion detail
Conversion cost estimate
£50,400
Range: £44,100 – £58,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£48,041–£88,831full refurb + room split
What's in this cost
- Kitchen£9,000–£18,000
- 1 × bathroom£6,000–£11,000
- Rewire£3,572–£6,251
- Replumb£2,679–£5,358
- Windows£8,930–£16,074
- Paint + decor£7,144–£12,502
- Flooring£10,716–£19,646
Based on 1052 HMO comps within 4.2 km
Comparables
sold within 0.5 miWide · CV 45.9%Med confidence
Loading nearby sold…
Location & area intelligence
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
- GoodSt. Clare's Catholic Primary School, A Voluntary AcademyPrimary · Academy converter · BD2 3JD
- GoodSt Luke's CofE Primary SchoolPrimary · Voluntary controlled school · BD2 3NS
- Not ratedFagley Primary SchoolPrimary · Community school · BD2 3PU
- Not ratedWellington Primary SchoolPrimary · Community school · BD2 3DE
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£12,528
Section 24 credit£0
Annual tax due£184
Post-tax Monthly profit annual£300
Exit costs
Projected sale price (5y · 2%/yr growth)£165,612
Capital gain (pre-CGT)£15,612
Sale costs (~2.5%)£4,140
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£5,984
Rates as of Oct 2024
Acquisition costs
£65,073cash neededPurchase price£150,000
Deposit (25%)£37,500
Stamp duty+5% additional-property surcharge£8,000
Refurb£14,623
Legal + survey£1,700
Mortgage fees£3,250
Total cash neededdeposit + costs (loan covers the rest)£65,073
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
For sale by Modern Method of Auction Starting Bid Price £150,000 plus Reservation Fee. AUCTION ENDS ON 29TH JUNE AT 2PM
Popular style of semi detached currently providing THREE BEDROOM, TWO RECEPTION ROOM accommodation. Whilst some improvements have been carried out in recent years there is still plenty of room for new owners to finish and make their own mark. Forming part of this keenly sought after part of BD2. The drive, garage and good size rear garden further add to the…
Floor plans
Nearby active comparables4 rentals
Comparable rentals
BD2 · same beds + typeMedian nearby: £1,023/mo · 2 of 4 already let-£21 vs our est
- Leeds Road, Eccleshill, Bradford, BD23b£1,045/moMay 2026
- Leeds Road, Eccleshill, BradfordLet3b£1,100/moMay 2026
- Delverne Grove, Eccleshill, BradfordLet3b£825/moMay 2026
- Kingsdale Crescent, Bradford3b£1,000/moMay 2026
Other deals nearby
BD2 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Robert Watts
About this listing
120 days · RightmovePrice history
5-year price trend
Monthly profit
+£33
Cash needed
£65K
Return after costs
0.60%
IRR
0.98%
Listed 120d ago
Leafield Avenue, Eccleshill, Bradford, BD2
semi-detached · 3 bed · 1 bath · 893 sqft
£150,000
est £1,044 · 8.35% gross
Priced below market
1 / 14
50/100
Caution
11.26% Rent by the room strategy — market rent unverified, verify locally.
Priced below market -44% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.35% Return before costs — above-market
11.3% Rent by the room Return before costs — conversion play
Price
£150K
44% below sold comps
Return before costs (best)
11.26%
Rent by the room
Bedrooms
3
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: £946–£1,152/mo · n=57
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
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 (£10,967–£20,472 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £112,500 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
+£33
after mortgage, operating costs & tax
Rent in£1,044/mo gross
£1,004/mo collected · £40/mo lost to voids
Where it goes
£609Mortgage£354Costs
£33/mo left as profit · 3% of rent kept
Mortgage£609
Costs£354
Management£104
Maintenance£67
Insurance£20
CapEx reserve£52
Voids + council tax£6
Ltd co. accounts£104
Tax£8
Profit+£33
Returns
Return before costs on price8.35%
Cash return on cash0.60%
Gross margin£650
Cash needed£65,073
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.65
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context304 active short-lets nearby
Short-let market context
- 304 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Bradford & South Dales · cap £633/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bradford & South Dales
- LHA monthly cap:
- £633
- Scheme type:
- nominee
- Premium:
- +1000% 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 | £12,528 | £4,250 | £7,313 | £0 | £184 | £782 | £782 |
| Year 2 | £12,904 | £4,377 | £7,313 | £0 | £231 | £983 | £1,765 |
| Year 3 | £13,291 | £4,509 | £7,313 | £0 | £279 | £1,191 | £2,956 |
| Year 4 | £13,690 | £4,644 | £7,313 | £0 | £329 | £1,404 | £4,360 |
| Year 5 | £14,100 | £4,783 | £7,313 | £0 | £381 | £1,624 | £5,984 |
Rent by the room upside
What we verified
4008
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeUnknown
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
Area▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 45.9%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,463
Annual rental tax£92
CGT yr 5£0 · company level
5y net total£5,984
Acquisition costs
25% deposit£37,500
Stamp duty£8,000
Refurb£14,623
Legal + survey£1,700
Mortgage + broker£3,250
Cash needed£65,073
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
For sale by Modern Method of Auction Starting Bid Price £150,000 plus Reservation Fee. AUCTION ENDS ON 29TH JUNE AT 2PM
Popular style of semi detached currently providing THREE BEDROOM, TWO RECEPTION ROOM accommodation. Whilst some improvements have been carried out in recent years there is still plenty of room for new owners to finish and make their own mark. Forming part of this keenly sought after part of BD2. The drive, garage and good size rear garden further add to the…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice