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Year 5 disposal
BMV -65%
⊞ View all 10
8/ 100
Weak
No rent data on file — verify locally before offering.
Why it works
- Priced below market -65% 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
- Service charge unknown — could swing £100-300/mo
- 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
+£73/mo
Barely breaks even each month
Price vs market
Below market value
-65% vs 12 sold · interior unseen
Return · IRR
2.7%/yr
Modest annualised return
Cash left in
£0
Fully recycled — pull all your cash back out
Price £45KCash to buy £29K5-yr return on cash 23%Rent est. £795 (£675–£825)
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: £675–£825/mo · n=15
Financing
DepositYour cash in — the rest is the mortgage25% · £11,250
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 £33,750 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
+£73
after mortgage, operating costs & tax
Rent in£795/mo gross
£764/mo collected · £31/mo lost to voids
Where it goes
£183Mortgage£491Costs
£73/mo left as profit · 10% of rent kept
Mortgage£183
Costs£491
Management£80
Maintenance£67
Insurance£20
CapEx reserve£40
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax£17
Profit+£73
Returns
Return before costs on price21.20%
Cash return on cash3.02%
Gross margin£273
Cash needed£29,135
Monthly profit payback33y 2m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress4.18
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 | £9,540 | £5,893 | £2,194 | £0 | £276 | £1,177 | £1,177 |
| Year 2 | £9,826 | £6,070 | £2,194 | £0 | £297 | £1,266 | £2,443 |
| Year 3 | £10,121 | £6,252 | £2,194 | £0 | £318 | £1,357 | £3,800 |
| Year 4 | £10,425 | £6,439 | £2,194 | £0 | £340 | £1,451 | £5,252 |
| Year 5 | £10,737 | £6,633 | £2,194 | £0 | £363 | £1,548 | £6,800 |
Disposal gain (gross)-£12,768
CGT£0
Net Disposal proceeds£48,442
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 cohortHD3 3HL · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Leeds · 24.5 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 · 2-bath · 810 sqft
£25k–£49k
£ per sqft
building cost only
£31–£61
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- 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 history26d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£142,500 in 2006 → £45,000 asking
-68.4%in 20y
- 2006£142,5000.0% in 1y
- 2005£142,500—
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 — +£103/mo · £29/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 | 21.20% | +£73 | £29,135 | 23.3% | Low | Feasible |
| Housing-benefit rent | 13.97% | -£166 | £29,135 | -25.1% | Med | Feasible |
| ⭐ Council lease | 21.20% | +£103 | £29,135 | 24.3% | Low | Feasible |
| Refurb & refinance | 21.20% | +£73 | £36,169 | 18.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £65,994 | -20% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Kirklees · cap £524/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Kirklees
- LHA monthly cap:
- £524
- Scheme type:
- none
- Premium:
- +900% 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
Rent by the room conversion upside
+£462/mo cash flow vs Rent it out if converted to Rent by the room
64.00% Return before costs on price converted vs 21.20% as-is
As-is Rent it out
Monthly profit+£216
Return before costs on price21.20%
Cash needed£23,148
If converted to Rent by the room
Monthly profit+£678
Return before costs on price64.00%
Cash needed£39,148
Δ vs Rent it out Monthly profit+£462
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
£27,000
Range: £22,950 – £31,050
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£14,617–£27,000full refurb + room split
⚠️ Capped at 60% of £45,000 asking (£27,000). Raw model: £54,300–£100,300. Verify with a surveyor before offering.
What's in this cost
- Kitchen£2,423–£4,845
- 2 × bathroom£3,230–£5,922
- Rewire£969–£1,696
- Replumb£727–£1,454
- Windows£2,423–£4,361
- Paint + decor£1,938–£3,392
- Flooring£2,907–£5,330
Comparables
sold within 0.5 miWide · CV 44.8%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- GoodLindley Church of England Infant SchoolPrimary · Academy converter · HD3 3NE
- GoodLindley Junior SchoolPrimary · Academy converter · HD3 3LY
- Not ratedMoorlands Primary SchoolPrimary · Academy converter · HD3 3UH
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£9,540
Section 24 credit£0
Annual tax due£276
Post-tax Monthly profit annual£810
Exit costs
Projected sale price (5y · 2%/yr growth)£49,684
Capital gain (pre-CGT)£4,684
Sale costs (~2.5%)£1,242
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£6,800
Rates as of Oct 2024
Acquisition costs
£29,135cash neededPurchase price£45,000
Deposit (25%)£11,250
Stamp duty+5% additional-property surcharge£2,250
Refurb£11,960
Legal + survey£2,000
Mortgage fees£1,675
Total cash neededdeposit + costs (loan covers the rest)£29,135
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A STYLISH AND GENEROUSLY PROPORTIONED 2 BEDROOM FIRST FLOOR APARTMENT which forms part of this popular development located a short distanced from the Vibrant Lindley Village Centre and with excellent access to the M62 and Hospital.
Available with the benefit of IMMEDIATE VACANT POSSESSION and NO VENDOR CHAIN, the property provides a tastefully appointed interior that is ready to move into. In brief the accommodation comprises: Communal Ground Floor Entrance with intercom and…
Floor plans
Nearby active comparables15 rentals
Comparable rentals
HD3 · same beds + typeMedian nearby: £795/mo · 13 of 15 already let+£0 vs our est
- The Mansion House, Longwood2b£625/moMay 2026
- Britannia Road, Huddersfield, HD3Let2b£895/moMay 2026
- Portland Close, Lindley, HD3Let2b£770/moMay 2026
- New Hey Road, Marsh, Huddersfield, HD3Let2b£595/moMay 2026
- Dearne Fold, Lindley, Huddersfield, W…Let2b£795/moMay 2026
- New Hey Road, Marsh, Huddersfield, HD3Let2b£595/moMay 2026
- St. Philips Court, HuddersfieldLet2b£685/moMay 2026
- Georgia View, Ainley TopLet2b£825/moMay 2026
- Georgia View, Ainley TopLet2b£825/moMay 2026
- Halifax Road, Huddersfield, HD3Let2b£895/moMay 2026
- George Street, Milnsbridge, Huddersfi…Let2b£675/moMay 2026
- Blackthorn Drive, Huddersfield, HD3Let2b£825/moMay 2026
- Britannia Road, Huddersfield, HD3Let2b£895/moMay 2026
- St. Philips Court, Huddersfield HD3Let2b£685/moMay 2026
- Britannia Road, HUDDERSFIELD2b£950/moJun 2025
Other deals nearby
HD3 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Reeds Rains
About this listing
26 days · RightmovePrice history
5-year price trend
Monthly profit
+£73
Cash needed
£29K
Return after costs
3.02%
IRR
2.70%
Listed 26d ago
Equilibrium, Lindley, Huddersfield, West Yorkshire, HD3
flat · 2 bed · 2 bath
£45,000
est £795
Chain free
Priced below market
1 / 10
8/100
Marginal
No rent data — verify locally before offering.
Priced below market -65% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
Chain free
Price
£45K
65% below sold comps
Return before costs
—
est rent £795/monot enough comparablesRange £675–£825/mo (Q1–Q3)
Bedrooms
2
2 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: £675–£825/mo · n=15
Financing
DepositYour cash in — the rest is the mortgage25% · £11,250
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 £33,750 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
+£73
after mortgage, operating costs & tax
Rent in£795/mo gross
£764/mo collected · £31/mo lost to voids
Where it goes
£183Mortgage£491Costs
£73/mo left as profit · 10% of rent kept
Mortgage£183
Costs£491
Management£80
Maintenance£67
Insurance£20
CapEx reserve£40
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax£17
Profit+£73
Returns
Return before costs on price21.20%
Cash return on cash3.02%
Gross margin£273
Cash needed£29,135
Monthly profit payback33y 2m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress4.18
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Kirklees · cap £524/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Kirklees
- LHA monthly cap:
- £524
- Scheme type:
- none
- Premium:
- +900% 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 | £9,540 | £5,893 | £2,194 | £0 | £276 | £1,177 | £1,177 |
| Year 2 | £9,826 | £6,070 | £2,194 | £0 | £297 | £1,266 | £2,443 |
| Year 3 | £10,121 | £6,252 | £2,194 | £0 | £318 | £1,357 | £3,800 |
| Year 4 | £10,425 | £6,439 | £2,194 | £0 | £340 | £1,451 | £5,252 |
| Year 5 | £10,737 | £6,633 | £2,194 | £0 | £363 | £1,548 | £6,800 |
Rent by the room upside
What we verified
2307
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
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 44.8%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£439
Annual rental tax£206
CGT yr 5£0 · company level
5y net total£6,800
Acquisition costs
25% deposit£11,250
Stamp duty£2,250
Refurb£11,960
Legal + survey£2,000
Mortgage + broker£1,675
Cash needed£29,135
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 STYLISH AND GENEROUSLY PROPORTIONED 2 BEDROOM FIRST FLOOR APARTMENT which forms part of this popular development located a short distanced from the Vibrant Lindley Village Centre and with excellent access to the M62 and Hospital.
Available with the benefit of IMMEDIATE VACANT POSSESSION and NO VENDOR CHAIN, the property provides a tastefully appointed interior that is ready to move into. In brief the accommodation comprises: Communal Ground Floor Entrance with intercom and…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice