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Year 5 disposal
BMV -22%
⊞ View all 7
85/ 100
Strong
Strong investment fundamentals.
Why it works
- 12.05% return before costs — above-market
- Priced below market -22% 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
- Leasehold 89yr — verify at solicitor
- 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
+£130/mo
Barely breaks even each month
Price vs market
Below market value
-22% vs 12 sold · interior unseen
Return · IRR
3.8%/yr
Modest annualised return
Cash left in
£24K
Stays in after refinancing at value
Price £95KCash to buy £44KReturn before costs on price 12.05%5-yr return on cash 26%Rent est. £954 (£852–£1,068)
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: £852–£1,068/mo · n=78
Financing
DepositYour cash in — the rest is the mortgage25% · £23,750
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 (£8,411–£15,701 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £71,250 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
+£130
after mortgage, operating costs & tax
Rent in£954/mo gross
£917/mo collected · £37/mo lost to voids
Where it goes
£386Mortgage£371Costs
£130/mo left as profit · 14% of rent kept
Mortgage£386
Costs£371
Management£95
Maintenance£67
Insurance£20
CapEx reserve£48
Voids + council tax£5
Service charge + ground rent£31
Ltd co. accounts£104
Tax£31
Profit+£130
Returns
Return before costs on price12.05%
Cash return on cash3.54%
Gross margin£547
Cash needed£44,140
Monthly profit payback28y 4m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.38
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 | £11,448 | £4,447 | £4,631 | £0 | £450 | £1,920 | £1,920 |
| Year 2 | £11,791 | £4,581 | £4,631 | £0 | £490 | £2,090 | £4,009 |
| Year 3 | £12,145 | £4,718 | £4,631 | £0 | £531 | £2,265 | £6,274 |
| Year 4 | £12,510 | £4,860 | £4,631 | £0 | £574 | £2,445 | £8,719 |
| Year 5 | £12,885 | £5,005 | £4,631 | £0 | £617 | £2,631 | £11,350 |
Disposal gain (gross)-£10,700
CGT£0
Net Disposal proceeds£102,265
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
Leasehold89 yr
Leaseholdmaterial factsListing extract
Ground rent
Doubling = lender risk
£10/yr
Extracted from listing description · verify with solicitor
Tenure & planning89 yr
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
Verify
Lender impact
No EWS1 / floor info in description. Buildings > 11 m need EWS1 or PAS 9980 — confirm height + status with the agent before offering.
Verify with lender
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 cohortWF1 4LU · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Leeds · 14.1 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 · 646 sqft
£19k–£37k
£ per sqft
building cost only
£29–£58
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,522–£8,398
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£7,106–£13,566
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history54d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — +£331/mo · £89/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 | 12.05% | +£130 | £44,140 | 25.7% | Low | Feasible |
| Housing-benefit rent | 7.49% | -£172 | £44,140 | -15.0% | Med | Feasible |
| Council lease | 12.05% | +£242 | £44,140 | 37.5% | Low | Feasible |
| Refurb & refinance | 12.05% | +£130 | £53,376 | 21.3% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 22.00% | +£331 | £44,140 | 50.5% | High | Feasible |
| Buy, improve & sell | 0.00% | -£222 | £117,451 | -2% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context413 active short-lets nearby
Short-let market context
- 413 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Wakefield · cap £593/mo
Housing-benefit rent scheme detail
- 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 impact
Local lettings demanddays-to-let · supply now · trend
Local lettings demandby strategyLive area data
Short-stay let36% occupancy
£160/night ADR
Based on 56 short-let comps nearby
Rent by the room conversion upside
+£358/mo cash flow vs Rent it out if converted to Rent by the room
30.32% Return before costs on price converted vs 12.05% as-is
As-is Rent it out
Monthly profit+£162
Return before costs on price12.05%
Cash needed£35,648
If converted to Rent by the room
Monthly profit+£520
Return before costs on price30.32%
Cash needed£51,648
Δ vs Rent it out Monthly profit+£358
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
£30,677–£57,000full refurb + room split
⚠️ Capped at 60% of £95,000 asking (£57,000). Raw model: £38,902–£72,282. Verify with a surveyor before offering.
What's in this cost
- Kitchen£7,097–£14,194
- 1 × bathroom£4,731–£8,674
- Rewire£2,038–£3,566
- Replumb£1,528–£3,057
- Windows£5,094–£9,170
- Paint + decor£4,075–£7,132
- Flooring£6,113–£11,207
Comparables
sold within 0.5 miWide · CV 38.9%Med confidence
Loading 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
- GoodOutwood Primary Academy Park HillPrimary · Academy sponsor led · WF1 4QY
- Not ratedIvy Lane SchoolNot applicable · Other independent special school · WF1 4AZ
- Not ratedMeadowcroft SchoolNot applicable · Other independent special school · WF1 4AD
- Not ratedOutwood Primary Academy GreenhillPrimary · Academy sponsor led · WF1 4LU
- Not ratedWakefield St Marys Church of England Voluntary Aided Primary SchoolPrimary · Voluntary aided school · WF1 4PE
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£11,448
Section 24 credit£0
Annual tax due£450
Post-tax Monthly profit annual£1,479
Exit costs
Projected sale price (5y · 2%/yr growth)£104,888
Capital gain (pre-CGT)£9,888
Sale costs (~2.5%)£2,622
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£11,350
Rates as of Oct 2024
Acquisition costs
£44,140cash neededPurchase price£95,000
Deposit (25%)£23,750
Stamp duty+5% additional-property surcharge£4,750
Refurb£11,215
Legal + survey£2,000
Mortgage fees£2,425
Total cash neededdeposit + costs (loan covers the rest)£44,140
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A WELL PROPORTIONED two bedroom second floor apartment with TWO GOOD SIZED BEDROOMS, spacious living room, fitted wardrobes and communal gardens, offering excellent potential close to Wakefield city centre. VIRTUAL TOUR AVAILABLE. EPC rating D65.
Situated just outside Wakefield city centre and within close proximity to Pinderfields Hospital is this well proportioned two bedroom second floor apartment, offering excellent potential for a degree of modernisation. With two good…
Floor plans
Nearby active comparables20 rentals
Comparable rentals
WF1 · same beds + typeMedian nearby: £875/mo · 18 of 20 already let-£79 vs our est
- Oak Tree Court, West Yorkshire WF1Let2b£750/moMay 2026
- Brook House, WakefieldLet2b£850/moMay 2026
- St. Christophers Walk, Bishopsgate, W…Let2b£850/moMay 2026
- Apartment 19, Burrell StreetLet2b£1,050/moMay 2026
- Oak Tree Court, Wakefield, West Yorks…Let2b£750/moMay 2026
- St. Johns Mews, Wakefield, WF1Let2b£850/moMay 2026
- The Old Police Station West, Wakefiel…Let2b£1,200/moMay 2026
- St. Johns Square, WakefieldLet2b£1,100/moMay 2026
- Ings Road, Wakefield, West Yorkshire,…Let2b£775/moMay 2026
- Royal Troon Drive, Wakefield, WF1 4JJLet2b£875/moMay 2026
- 12 The Old Chapel, Grove Road, Wakefi…Let2b£700/moMay 2026
- Burgage Square, Wakefield, West Yorks…Let2b£925/moMay 2026
- The Old Police Station West, Wakefiel…Let2b£1,095/moMay 2026
- Northgate, Wakefield, West Yorkshire,…Let2b£725/moMay 2026
- Chadwick Court, Woodlands Village, Wa…Let2b£950/moMay 2026
- The Old Police Station East, Wood Str…Let2b£1,195/moMay 2026
- Temple Court, Wakefield, West Yorkshi…2b£900/moMay 2026
- The Springs, Wakefield, West Yorkshir…Let2b£775/moMay 2026
- Ings Road, Wakefield, West Yorkshire,…2b£875/moMay 2026
- The Old Police Station West, Wood Str…Let2b£1,200/moMay 2026
Other deals nearby
WF1 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Richard Kendall
About this listing
54 days · RightmovePrice history
5-year price trend
Monthly profit
+£130
Cash needed
£44K
Return after costs
3.54%
IRR
3.79%
Listed 54d ago
Greenhill Road, Wakefield
flat · 2 bed · 1 bath · 646 sqft
£95,000
est £954 · 12.05% gross
Leasehold 89yr
Priced below market
1 / 7
85/100
Strong
Real 12.05% — fundamentals work.
Priced below market -22% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
12.05% Return before costs — above-market
Lease 89 yrs — extend before exit
Price
£95K
22% below sold comps
Return before costs
12.05%
est rent £954/mo78 comps within 1 kmRange £852–£1,068/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: £852–£1,068/mo · n=78
Financing
DepositYour cash in — the rest is the mortgage25% · £23,750
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 (£8,411–£15,701 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £71,250 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
+£130
after mortgage, operating costs & tax
Rent in£954/mo gross
£917/mo collected · £37/mo lost to voids
Where it goes
£386Mortgage£371Costs
£130/mo left as profit · 14% of rent kept
Mortgage£386
Costs£371
Management£95
Maintenance£67
Insurance£20
CapEx reserve£48
Voids + council tax£5
Service charge + ground rent£31
Ltd co. accounts£104
Tax£31
Profit+£130
Returns
Return before costs on price12.05%
Cash return on cash3.54%
Gross margin£547
Cash needed£44,140
Monthly profit payback28y 4m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.38
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context413 active short-lets nearby
Short-let market context
- 413 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Wakefield · cap £593/mo
Housing-benefit rent scheme detail
- 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 | £11,448 | £4,447 | £4,631 | £0 | £450 | £1,920 | £1,920 |
| Year 2 | £11,791 | £4,581 | £4,631 | £0 | £490 | £2,090 | £4,009 |
| Year 3 | £12,145 | £4,718 | £4,631 | £0 | £531 | £2,265 | £6,274 |
| Year 4 | £12,510 | £4,860 | £4,631 | £0 | £574 | £2,445 | £8,719 |
| Year 5 | £12,885 | £5,005 | £4,631 | £0 | £617 | £2,631 | £11,350 |
Rent by the room upside
What we verified
4307
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining89 yr
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£354/yr
Ground rentDoubling clauses kill mortgageability£10/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 38.9%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£926
Annual rental tax£367
CGT yr 5£0 · company level
5y net total£11,350
Acquisition costs
25% deposit£23,750
Stamp duty£4,750
Refurb£11,215
Legal + survey£2,000
Mortgage + broker£2,425
Cash needed£44,140
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
A WELL PROPORTIONED two bedroom second floor apartment with TWO GOOD SIZED BEDROOMS, spacious living room, fitted wardrobes and communal gardens, offering excellent potential close to Wakefield city centre. VIRTUAL TOUR AVAILABLE. EPC rating D65.
Situated just outside Wakefield city centre and within close proximity to Pinderfields Hospital is this well proportioned two bedroom second floor apartment, offering excellent potential for a degree of modernisation. With two good…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice