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Year 5 disposal
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84/ 100
Strong
12.55% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 8.44% return before costs — above-market
- 12.6% Rent by the room return before costs (net 6.79% after CapEx + bills) — conversion play
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£54/mo
Barely breaks even each month
Price
£160K
No local sold comps to compare
Return · IRR
1.3%/yr
Modest annualised return
Cash to get in
£71K
Deposit + fees + refurb
Return before costs on price · Rent by the room 12.55%5-yr return on cash 11%Rent est. £1,125 (£1,031–£1,228)
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: £1,031–£1,228/mo · n=15
Financing
DepositYour cash in — the rest is the mortgage25% · £40,000
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 (£12,593–£23,506 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £120,000 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 sub-£200K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£54
after mortgage, operating costs & tax
Rent in£1,125/mo gross
£1,082/mo collected · £43/mo lost to voids
Where it goes
£650Mortgage£365Costs
£54/mo left as profit · 5% of rent kept
Mortgage£650
Costs£365
Management£113
Maintenance£50
Insurance£20
CapEx reserve£56
Voids + council tax£5
Ltd co. accounts£104
Selective licensing£17
Tax£13
Profit+£54
Returns
Return before costs on price8.44%
Cash return on cash0.92%
Gross margin£717
Cash needed£70,590
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.66
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 | £13,500 | £4,383 | £7,800 | £0 | £250 | £1,068 | £1,068 |
| Year 2 | £13,905 | £4,514 | £7,800 | £0 | £302 | £1,289 | £2,357 |
| Year 3 | £14,322 | £4,649 | £7,800 | £0 | £356 | £1,517 | £3,873 |
| Year 4 | £14,752 | £4,789 | £7,800 | £0 | £411 | £1,752 | £5,625 |
| Year 5 | £15,194 | £4,933 | £7,800 | £0 | £468 | £1,994 | £7,619 |
Disposal gain (gross)-£14,953
CGT£0
Net Disposal proceeds£172,237
What we verified
What we verified
51065 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
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
⚠️ Selective Licensing in scope
Selective: parts of Armley, Beeston/Holbeck, Burmantofts/Richmond Hill, Gipton/Harehills, Hunslet/Riverside, Farnley/Wortley wards (~12,500 homes)
Rates as of May 2026
Building condition
Energy ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
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 cohortLS10 4BN · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Leeds · 6.6 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 · 990 sqft
£25k–£49k
£ per sqft
building cost only
£25–£49
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,930–£12,870
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,890–£20,790
Guide rates · UK May 2026 · sqft auto-estimated from beds
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 history115d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£45,950 in 2001 → £160,000 asking
+248.2%in 25y
- 2001£45,950—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Short-stay let / Airbnb wins — +£544/mo · £450/mo ahead of Council lease
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 8.44% | +£54 | £70,590 | 10.8% | Low | Feasible |
| Housing-benefit rent | 6.36% | -£208 | £70,590 | -9.5% | Med | Feasible |
| Council lease | 8.44% | +£93 | £70,590 | 11.2% | Low | Feasible |
| Refurb & refinance | 8.44% | +£68 | £85,306 | 10.0% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 19.79% | +£544 | £70,590 | 52.0% | High | Feasible |
| Buy, improve & sell | 0.00% | -£174 | £193,906 | 0% | Med | Feasible |
| Rent by the room | 12.94% | -£716 | £96,590 | -35.9% | — | Feasible |
Short-let (SA) context433 active short-lets nearby
Short-let market context
- 433 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Leeds · cap £848/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Leeds
- LHA monthly cap:
- £848
- 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 let36% occupancy
£243/night ADR
Based on 16 short-let comps nearby
Rent by the room conversion upside
+£245/mo cash flow vs Rent it out if converted to Rent by the room
18.00% Return before costs on price converted vs 8.44% as-is
Room mix (3 lettable rooms)
1× Double @ £600/mo1× Single @ £485/mo1× En-suite @ £640/mo
≈ £1,725/mo gross room income
As-is Rent it out
Monthly profit+£69
Return before costs on price8.44%
Cash needed£51,898
If converted to Rent by the room
Monthly profit+£314
Return before costs on price18.00%
Cash needed£67,898
Δ vs Rent it out Monthly profit+£245
Show conversion detail
Conversion cost estimate
£50,400
Range: £44,100 – £58,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£52,066–£96,000full refurb + room split
⚠️ Capped at 60% of £160,000 asking (£96,000). Raw model: £55,700–£102,700. Verify with a surveyor before offering.
What's in this cost
- Kitchen£8,413–£16,826
- 1 × bathroom£5,609–£10,282
- Rewire£4,113–£7,198
- Replumb£3,085–£6,169
- Windows£10,282–£18,508
- Paint + decor£8,226–£14,395
- Flooring£12,339–£22,621
Based on 691 HMO comps within 5.3 km
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodClapgate Primary SchoolPrimary · Foundation school · LS10 4AW
- GoodElements Primary SchoolPrimary · Free schools · LS10 4WR
- GoodSharp Lane Primary SchoolPrimary · Community school · LS10 4QE
- Not ratedMiddleton Primary SchoolPrimary · Academy converter · LS10 4HU
- Not ratedWestwood Primary SchoolPrimary · Foundation school · LS10 4NU
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£13,500
Section 24 credit£0
Annual tax due£250
Post-tax Monthly profit annual£548
Exit costs
Projected sale price (5y · 2%/yr growth)£176,653
Capital gain (pre-CGT)£16,653
Sale costs (~2.5%)£4,416
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£7,619
Rates as of Oct 2024
Acquisition costs
£70,590cash neededPurchase price£160,000
Deposit (25%)£40,000
Stamp duty+5% additional-property surcharge£8,700
Refurb£16,790
Legal + survey£1,700
Mortgage fees£3,400
Total cash neededdeposit + costs (loan covers the rest)£70,590
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Situated within easy access to motorway links such as the M62 and M1 this makes an attractive purchase for the commuter. Good local primary and secondary schools are also close by making this home ideal for the growing family.
The ground floor comprises of; spacious well decorated lounge with window to the front and doors leading to the rear garden. The kitchen is modern with wall and base mounted units with complimentary work surfaces over and has ample space for a dining t…
Floor plans
Listing metarightmove · Manning Stainton
About this listing
115 days · RightmovePrice history
5-year price trend
Monthly profit
+£54
Cash needed
£71K
Return after costs
0.92%
IRR
1.33%
Listed 115d ago
Middleton Park Grove, Leeds, West Yorkshire
terraced · 3 bed · 1 bath
£160,000
est £1,125 · 8.44% gross
EPC D
1 / 12
84/100
Strong
12.55% Rent by the room strategy — market rent unverified, verify locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.44% Return before costs — above-market
12.6% Rent by the room Return before costs — conversion play
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£160K
Return before costs (best)
12.55%
Rent by the room
Bedrooms
3
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
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: £1,031–£1,228/mo · n=15
Financing
DepositYour cash in — the rest is the mortgage25% · £40,000
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 (£12,593–£23,506 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £120,000 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 sub-£200K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£54
after mortgage, operating costs & tax
Rent in£1,125/mo gross
£1,082/mo collected · £43/mo lost to voids
Where it goes
£650Mortgage£365Costs
£54/mo left as profit · 5% of rent kept
Mortgage£650
Costs£365
Management£113
Maintenance£50
Insurance£20
CapEx reserve£56
Voids + council tax£5
Ltd co. accounts£104
Selective licensing£17
Tax£13
Profit+£54
Returns
Return before costs on price8.44%
Cash return on cash0.92%
Gross margin£717
Cash needed£70,590
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.66
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context433 active short-lets nearby
Short-let market context
- 433 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Leeds · cap £848/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Leeds
- LHA monthly cap:
- £848
- 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 | £13,500 | £4,383 | £7,800 | £0 | £250 | £1,068 | £1,068 |
| Year 2 | £13,905 | £4,514 | £7,800 | £0 | £302 | £1,289 | £2,357 |
| Year 3 | £14,322 | £4,649 | £7,800 | £0 | £356 | £1,517 | £3,873 |
| Year 4 | £14,752 | £4,789 | £7,800 | £0 | £411 | £1,752 | £5,625 |
| Year 5 | £15,194 | £4,933 | £7,800 | £0 | £468 | £1,994 | £7,619 |
Rent by the room upside
What we verified
5106
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPC~£3,000–£7,000 to upgrade to CD
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,560
Annual rental tax£152
CGT yr 5£0 · company level
5y net total£7,619
Acquisition costs
25% deposit£40,000
Stamp duty£8,700
Refurb£16,790
Legal + survey£1,700
Mortgage + broker£3,400
Cash needed£70,590
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
Situated within easy access to motorway links such as the M62 and M1 this makes an attractive purchase for the commuter. Good local primary and secondary schools are also close by making this home ideal for the growing family.
The ground floor comprises of; spacious well decorated lounge with window to the front and doors leading to the rear garden. The kitchen is modern with wall and base mounted units with complimentary work surfaces over and has ample space for a dining t…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice