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Year 5 disposal
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83/ 100
Strong
8.30% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 8.30% return before costs — above-market
- 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).
- Tenure not stated — confirm freehold/leasehold and any lease term before offering.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£16/mo
Barely breaks even each month
Price
£140K
No local sold comps to compare
Return · IRR
0.7%/yr
Modest annualised return
Cash to get in
£61K
Deposit + fees + refurb
Return before costs on price 8.30%5-yr return on cash 8%Rent est. £968 (£946–£991)
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: £946–£991/mo · n=26
Financing
DepositYour cash in — the rest is the mortgage25% · £35,000
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 (£10,191–£19,023 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £105,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£16
after mortgage, operating costs & tax
Rent in£968/mo gross
£931/mo collected · £37/mo lost to voids
Where it goes
£569Mortgage£343Costs
£16/mo left as profit · 2% of rent kept
Mortgage£569
Costs£343
Management£97
Maintenance£67
Insurance£20
CapEx reserve£48
Voids + council tax£6
Ltd co. accounts£104
Tax£4
Profit+£16
Returns
Return before costs on price8.30%
Cash return on cash0.31%
Gross margin£588
Cash needed£60,688
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.64
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 | £11,616 | £4,113 | £6,825 | £0 | £129 | £549 | £549 |
| Year 2 | £11,964 | £4,236 | £6,825 | £0 | £172 | £731 | £1,280 |
| Year 3 | £12,323 | £4,363 | £6,825 | £0 | £216 | £919 | £2,199 |
| Year 4 | £12,693 | £4,494 | £6,825 | £0 | £261 | £1,113 | £3,312 |
| Year 5 | £13,074 | £4,629 | £6,825 | £0 | £308 | £1,312 | £4,624 |
Disposal gain (gross)-£11,881
CGT£0
Net Disposal proceeds£150,707
What we verified
What we verified
30093 ok · 0 caution · 0 fail · 9 unknown
Legal & planning
LeaseholdUnknown
Tenure & planningUnknown
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
Rates as of May 2026
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
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 cohortBD2 1DY · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Leeds Beckett · 9.5 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 · 818 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£5,726–£10,634
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,998–£17,178
Guide rates · UK May 2026
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 history3d on marketno cuts yet
Strategy matrix
Council lease wins — +£51/mo · £35/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 | 8.30% | +£16 | £60,688 | 7.6% | Low | Feasible |
| Housing-benefit rent | 5.43% | -£296 | £60,688 | -22.5% | Med | Feasible |
| ⭐ Council lease | 8.30% | +£51 | £60,688 | 8.2% | Low | Feasible |
| Refurb & refinance | 8.30% | +£16 | £73,123 | 6.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£191 | £168,023 | 1% | Med | Feasible |
| Rent by the room | 11.57% | -£240 | £60,688 | -10.7% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Bradford & South Dales · cap £633/mo
Housing-benefit rent scheme detail
- 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 impact
Local lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
+£348/mo cash flow vs Rent it out if converted to Rent by the room
20.57% Return before costs on price converted vs 8.30% as-is
As-is Rent it out
Monthly profit+£29
Return before costs on price8.30%
Cash needed£46,898
If converted to Rent by the room
Monthly profit+£377
Return before costs on price20.57%
Cash needed£62,898
Δ vs Rent it out Monthly profit+£348
Show conversion detail
Conversion cost estimate
£50,400
Range: £44,100 – £58,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£45,266–£83,806full refurb + room split
What's in this cost
- Kitchen£9,000–£18,000
- 1 × bathroom£6,000–£11,000
- Rewire£3,272–£5,726
- Replumb£2,454–£4,908
- Windows£8,180–£14,724
- Paint + decor£6,544–£11,452
- Flooring£9,816–£17,996
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 & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- Not ratedBradford Christian SchoolNot applicable · Other independent school · BD2 1BT
- Not ratedPoplars Farm Primary SchoolPrimary · Community school · BD2 1LQ
- Not ratedSwain House Primary SchoolPrimary · Community school · BD2 1JL
- Not ratedHanson AcademySecondary · Academy sponsor led · BD2 1JP
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£11,616
Section 24 credit£0
Annual tax due£129
Post-tax Monthly profit annual£102
Exit costs
Projected sale price (5y · 2%/yr growth)£154,571
Capital gain (pre-CGT)£14,571
Sale costs (~2.5%)£3,864
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£4,624
Rates as of Oct 2024
Acquisition costs
£60,688cash neededPurchase price£140,000
Deposit (25%)£35,000
Stamp duty+5% additional-property surcharge£7,300
Refurb£13,588
Legal + survey£1,700
Mortgage fees£3,100
Total cash neededdeposit + costs (loan covers the rest)£60,688
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
For sale by Modern Method of Auction Starting Bid Price £140,000 plus Reservation Fee.
NO CHAIN – Semi-detached currently providing THREE BEDROOM accommodation which is further enhanced by a multi-purpose lower ground floor area incorporating a utility room and workshop / store. The 17ft kitchen diner further adds to the appeal here as does the easy access to both the ring road and the City Centre. Contact Robert Watts to arrange YOUR viewing today.
Floor plans
Listing metarightmove · Robert Watts
About this listing
3 days · RightmovePrice history
5-year price trend
Monthly profit
+£16
Cash needed
£61K
Return after costs
0.31%
IRR
0.66%
Listed 3d ago
Kings Road, Bradford, West Yorkshire, BD2
semi-detached · 3 bed · 1 bath · 818 sqft
£140,000
est £968 · 8.30% gross
Chain free
1 / 24
83/100
Strong
8.30% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.30% Return before costs — above-market
Chain free
Price
£140K
Return before costs
8.30%
est rent £968/monot enough comparablesRange £946–£991/mo (Q1–Q3)
Bedrooms
3
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: £946–£991/mo · n=26
Financing
DepositYour cash in — the rest is the mortgage25% · £35,000
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 (£10,191–£19,023 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £105,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£16
after mortgage, operating costs & tax
Rent in£968/mo gross
£931/mo collected · £37/mo lost to voids
Where it goes
£569Mortgage£343Costs
£16/mo left as profit · 2% of rent kept
Mortgage£569
Costs£343
Management£97
Maintenance£67
Insurance£20
CapEx reserve£48
Voids + council tax£6
Ltd co. accounts£104
Tax£4
Profit+£16
Returns
Return before costs on price8.30%
Cash return on cash0.31%
Gross margin£588
Cash needed£60,688
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.64
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Bradford & South Dales · cap £633/mo
Housing-benefit rent scheme detail
- 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 | £11,616 | £4,113 | £6,825 | £0 | £129 | £549 | £549 |
| Year 2 | £11,964 | £4,236 | £6,825 | £0 | £172 | £731 | £1,280 |
| Year 3 | £12,323 | £4,363 | £6,825 | £0 | £216 | £919 | £2,199 |
| Year 4 | £12,693 | £4,494 | £6,825 | £0 | £261 | £1,113 | £3,312 |
| Year 5 | £13,074 | £4,629 | £6,825 | £0 | £308 | £1,312 | £4,624 |
Rent by the room upside
What we verified
4008
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeUnknown
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 / 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£1,365
Annual rental tax£44
CGT yr 5£0 · company level
5y net total£4,624
Acquisition costs
25% deposit£35,000
Stamp duty£7,300
Refurb£13,588
Legal + survey£1,700
Mortgage + broker£3,100
Cash needed£60,688
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
For sale by Modern Method of Auction Starting Bid Price £140,000 plus Reservation Fee.
NO CHAIN – Semi-detached currently providing THREE BEDROOM accommodation which is further enhanced by a multi-purpose lower ground floor area incorporating a utility room and workshop / store. The 17ft kitchen diner further adds to the appeal here as does the easy access to both the ring road and the City Centre. Contact Robert Watts to arrange YOUR viewing today.
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice