Real 11.47% Rent by the room return before costs but flagged risks need pricing in.
Why it works
8.49% return before costs — above-market
11.5% Rent by the room return before costs (net 5.91% 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
+£38/mo
Barely breaks even each month
Price
£145K
No local sold comps to compare
Return · IRR
1.1%/yr
Modest annualised return
Cash to get in
£66K
Deposit + fees + refurb
Return before costson price · Rent by the room11.47%5-yr return on cash 10%Rent est. £1,026 (£945–£1,114)
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: £945–£1,114/mo · n=54
Financing
DepositYour cash in — the rest is the mortgage25% · £36,250
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 (£)
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 £108,750 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
£85,000 in 2006 → £145,000 asking
+70.6%in 20y
2006£85,000+102.4% in 4y
2002£42,000+23.5% in 4y
1998£34,000+17.2% in 2y
1996£29,000—
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 ⭐
⭐Council lease wins — +£74/mo · £36/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
8.49%
+£38
£65,565
9.5%
Low
Feasible
Housing-benefit rent
5.24%
-£314
£65,565
-22.5%
Med
Feasible
⭐ Council lease
8.49%
+£74
£65,565
9.9%
Low
Feasible
Refurb & refinance
8.49%
+£38
£79,531
7.8%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£191
£177,856
-1%
Med
Feasible
Rent by the room
11.47%
-£777
£91,565
-44.2%
—
Feasible
Housing-benefit (LHA) scheme detailBRMA Bradford & South Dales · cap £633/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
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 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
+£310/mo cash flow vs Rent it out if converted to Rent by the room
19.86% Return before costs on price converted vs 8.49% as-is
Room mix (3 lettable rooms)
1× Double @ £497/mo1× Single @ £403/mo1× En-suite @ £486/mo
≈ £1,386/mo gross room income
As-is Rent it out
Monthly profit+£51
Return before costson price8.49%
Cash needed£48,148
If converted to Rent by the room
Monthly profit+£361
Return before costson price19.86%
Cash needed£64,148
Δ vs Rent it outMonthly profit+£310
Show conversion detail
Conversion cost estimate
£50,400
Range: £44,100 – £58,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£47,185–£87,000full refurb + room split
⚠️ Capped at 60% of £145,000 asking (£87,000). Raw model: £55,700–£102,700. Verify with a surveyor before offering.
What's in this cost
Kitchen£7,624–£15,248
1 × bathroom£5,083–£9,318
Rewire£3,727–£6,523
Replumb£2,796–£5,591
Windows£9,318–£16,773
Paint + decor£7,455–£13,046
Flooring£11,182–£20,500
Based on 1090 HMO comps within 3.6 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
£366/yr kept
Annual gross rent£12,312
Section 24 credit£0
Annual tax due£197
Post-tax Monthly profitannual£366
Exit costs
£6,230 after CGT
Projected sale price (5y · 2%/yr growth)£160,092
Capital gain (pre-CGT)£15,092
Sale costs (~2.5%)£4,002
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£6,230
Rates as of Oct 2024
Acquisition costs
£65,565cash needed
Purchase price£145,000
Deposit (25%)£36,250
Stamp duty+5% additional-property surcharge£7,650
Refurb£16,790
Legal + survey£1,700
Mortgage fees£3,175
Total cash neededdeposit + costs (loan covers the rest)£65,565
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
* * SEMI DETACHED * * THREE BEDROOMS * * NO CHAIN * *
* * IDEAL FOR FIRST TIME BUYER * * GOOD SIZED GARDENS * *
Available with vacant possession is this three bedroom semi detached house.
Benefits from gas central heating, upvc double glazing and briefly comprises entrance, lounge, fitted kitchen. Three first floor bedrooms and a house bathroom.
Outside there are gardens to front and rear.
Reception Hall -
Lounge - 3.96m'' x 4.11m'' (13'0'' x 13'6'') - Radiator.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.49% Return before costs — above-market
11.5% Rent by the roomReturn before costs — conversion play
Chain free
Price
£145K
Return before costs (best)
11.47%
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 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: £945–£1,114/mo · n=54
Financing
DepositYour cash in — the rest is the mortgage25% · £36,250
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 (£)
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 £108,750 loan + £1,000 booking fee
Housing-benefit (LHA) scheme detailBRMA Bradford & South Dales · cap £633/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
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
£12,312
£4,206
£7,069
£0
£197
£840
£840
Year 2
£12,681
£4,332
£7,069
£0
£243
£1,037
£1,877
Year 3
£13,062
£4,462
£7,069
£0
£291
£1,240
£3,117
Year 4
£13,454
£4,596
£7,069
£0
£340
£1,449
£4,565
Year 5
£13,857
£4,734
£7,069
£0
£390
£1,664
£6,230
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£1,386
Gross Rent by the room yield11.47%
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£1,414
Annual rental tax£107
CGT yr 5£0 · company level
5y net total£6,230
Acquisition costs
£66K
25% deposit£36,250
Stamp duty£7,650
Refurb£16,790
Legal + survey£1,700
Mortgage + broker£3,175
Cash needed£65,565
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
Auto-saves
Description& agent copyRightmove
* * SEMI DETACHED * * THREE BEDROOMS * * NO CHAIN * *
* * IDEAL FOR FIRST TIME BUYER * * GOOD SIZED GARDENS * *
Available with vacant possession is this three bedroom semi detached house.
Benefits from gas central heating, upvc double glazing and briefly comprises entrance, lounge, fitted kitchen. Three first floor bedrooms and a house bathroom.
Outside there are gardens to front and rear.
Reception Hall -
Lounge - 3.96m'' x 4.11m'' (13'0'' x 13'6'') - Radiator.