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Year 5 disposal
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21/ 100
Weak
7.14% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.14% return before costs — above-market
Why to be cautious
- Monthly profit −£213/mo — significantly negative — real recurring drain
- -4.0% 5y IRR — capital outlay disproportionate to returns
- 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
−£213/mo
You top up £213/mo
Price vs market
Above comparable sales
+30% vs 8 sold
Return · IRR
-4.0%/yr
Loses money over 5 years
Cash to get in
£63K
Deposit + fees + refurb
Price £150KReturn before costs on price 7.14%5-yr return on cash -15%Rent est. £893 (£810–£985)
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: £810–£985/mo · n=38
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 (£8,970–£16,744 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 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
-£213
after mortgage, operating costs & tax
Rent in£893/mo gross
£859/mo collected · £34/mo lost to voids
Where it goes
£609Mortgage£463Costs
Outgoings exceed rent — you top up £213/mo
Mortgage£609
Costs£463
Management£89
Maintenance£67
Insurance£20
CapEx reserve£45
Voids + council tax£8
Service charge + ground rent£130
Ltd co. accounts£104
Tax—
Shortfall−£213
Returns
Return before costs on price7.14%
Cash return on cash-4.08%
Gross margin£396
Cash needed£62,710
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.41
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 | £10,716 | £5,552 | £7,313 | £0 | £0 | -£2,148 | -£2,148 |
| Year 2 | £11,037 | £5,718 | £7,313 | £0 | £0 | -£1,993 | -£4,142 |
| Year 3 | £11,369 | £5,890 | £7,313 | £0 | £0 | -£1,834 | -£5,976 |
| Year 4 | £11,710 | £6,067 | £7,313 | £0 | £0 | -£1,670 | -£7,645 |
| Year 5 | £12,061 | £6,249 | £7,313 | £0 | £0 | -£1,500 | -£9,146 |
Disposal gain (gross)-£10,488
CGT£0
Net Disposal proceeds£161,472
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
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 cohortHD7 4AN · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Leeds · 26.9 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 · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- 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 history18d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£105,000 in 2016 → £150,000 asking
+42.9%in 10y
- 2016£105,000+36.4% in 13y
- 2003£77,000—
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 — -£171/mo · £42/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 | 7.14% | -£213 | £62,710 | -14.6% | Low | Feasible |
| Housing-benefit rent | 4.19% | -£551 | £62,710 | -48.3% | Med | Feasible |
| ⭐ Council lease | 7.14% | -£171 | £62,710 | -13.8% | Low | Feasible |
| Refurb & refinance | 7.14% | -£213 | £74,994 | -12.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£321 | £176,744 | 2% | 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
+£410/mo cash flow vs Rent it out if converted to Rent by the room
19.20% Return before costs on price converted vs 7.14% as-is
As-is Rent it out
Monthly profit-£64
Return before costs on price7.14%
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+£410
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
£48,300–£89,300full refurb + room split
What's in this cost
- Kitchen£9,000–£18,000
- 1 × bathroom£6,000–£11,000
- Rewire£3,600–£6,300
- Replumb£2,700–£5,400
- Windows£9,000–£16,200
- Paint + decor£7,200–£12,600
- Flooring£10,800–£19,800
Comparables
sold within 0.5 miWide · CV 13.0%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
- GoodClough Head Junior and Infant SchoolPrimary · Community school · HD7 4NW
- GoodWellhouse Junior and Infant SchoolPrimary · Community school · HD7 4ES
- Not ratedManor Road AcademyPrimary · Academy converter · HD7 4QE
- Not ratedScapegoat Hill Junior and Infant SchoolPrimary · Community school · HD7 4NU
- Not ratedSt John's Church of England Voluntary Aided Junior and Infant SchoolPrimary · Voluntary aided school · HD7 4QQ
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£10,716
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,561
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-£9,146
Rates as of Oct 2024
Acquisition costs
£62,710cash neededPurchase price£150,000
Deposit (25%)£37,500
Stamp duty+5% additional-property surcharge£8,000
Refurb£11,960
Legal + survey£2,000
Mortgage fees£3,250
Total cash neededdeposit + costs (loan covers the rest)£62,710
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
The Property A characterful apartment with a story to tell
Step inside this charming and highly individual two-bedroom apartment, set within a historic Grade II Listed former school building. Full of original character and period features, it offers something a little different, with a spacious layout that blends the building’s heritage with the flexibility of modern living.
The heart of the home is the impressive open-plan kitchen and lounge, creating a generous space to c…
Floor plans
Listing metarightmove · Purplebricks
About this listing
18 days · RightmovePrice history
5-year price trend
Monthly profit
−£213
Cash needed
£63K
Return after costs
-4.08%
IRR
-3.95%
Listed 18d ago
Knowl Road, Huddersfield, HD7
flat · 2 bed · 1 bath
£150,000
est £893 · 7.14% gross
Listed building
1 / 34
21/100
Marginal
7.14% — verify the rent + comps locally.
7.14% Return before costs — above-market
Price
£150K
30% above sold comps
Return before costs
7.14%
est rent £893/monot enough comparablesRange £810–£985/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: £810–£985/mo · n=38
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 (£8,970–£16,744 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 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
-£213
after mortgage, operating costs & tax
Rent in£893/mo gross
£859/mo collected · £34/mo lost to voids
Where it goes
£609Mortgage£463Costs
Outgoings exceed rent — you top up £213/mo
Mortgage£609
Costs£463
Management£89
Maintenance£67
Insurance£20
CapEx reserve£45
Voids + council tax£8
Service charge + ground rent£130
Ltd co. accounts£104
Tax—
Shortfall−£213
Returns
Return before costs on price7.14%
Cash return on cash-4.08%
Gross margin£396
Cash needed£62,710
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.41
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 | £10,716 | £5,552 | £7,313 | £0 | £0 | -£2,148 | -£2,148 |
| Year 2 | £11,037 | £5,718 | £7,313 | £0 | £0 | -£1,993 | -£4,142 |
| Year 3 | £11,369 | £5,890 | £7,313 | £0 | £0 | -£1,834 | -£5,976 |
| Year 4 | £11,710 | £6,067 | £7,313 | £0 | £0 | -£1,670 | -£7,645 |
| Year 5 | £12,061 | £6,249 | £7,313 | £0 | £0 | -£1,500 | -£9,146 |
Rent by the room upside
What we verified
3316
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeLeasehold
HeritageListed building / conservation areaListed
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£1,258/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 13.0%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,463
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£9,146
Acquisition costs
25% deposit£37,500
Stamp duty£8,000
Refurb£11,960
Legal + survey£2,000
Mortgage + broker£3,250
Cash needed£62,710
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
The Property A characterful apartment with a story to tell
Step inside this charming and highly individual two-bedroom apartment, set within a historic Grade II Listed former school building. Full of original character and period features, it offers something a little different, with a spacious layout that blends the building’s heritage with the flexibility of modern living.
The heart of the home is the impressive open-plan kitchen and lounge, creating a generous space to c…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice