UK DatabaseListingsRegent Street, Leeds, LS2
Yield Trap Advisory: High CapEx Risk (Sub-£100k Regional)

Properties listed under £100,000 boasting 32.88% gross yields frequently require substantial capital expenditure (£15,000 to £30,000+) in structural repairs, heating modernization, and EPC C energy efficiency retrofits to become lettable. Compare the raw asking metrics against all-in underwriting below.

Est. CapEx: +£21,000
Article 4 Direction Active (Leeds)

Leeds City Council restricts HMO proliferation across central and student clusters (Headingley, Hyde Park, Burley, Woodhouse). Permitted Development Class L rights have been removed. Converting this property into a 3–6 person House in Multiple Occupation (C4 HMO) requires full planning permission.

Planning Req.
Regent Street, Leeds, LS2
32.88% Gross YieldLS2 ClusterLeasehold (Leasehold)
LS2Apartment

Regent Street, Leeds, LS2

Asking Price
£30,000
High Rental Yield Ranking
Net Cashflow+£625/mo
Est. Gross Rent£822/mo
25% Deposit£7,500
2026 SDLT£1,500
First Home 95% Mortgage£1,500 deposit (5%) • £0 FTB Stamp Duty
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View Original Listing on Portal

BTL Capital

Purchase Price£30,000
25% Cash Deposit£7,500
2026 5% SDLT£1,500
Legal & Survey Est.£1,500
Total Upfront Cash£10,500

First Home (95%)

FTB Route
5% Cash Deposit£1,500
FTB Stamp Duty£0 (£0 Relief)
30yr Repayment (5%)£153/mo
4.5× Income Needed£6,333/yr
Vs Local RentSAVE £669/MO

Operating Cashflow

Gross Monthly Rent+£822
75% Mortgage (5.2%)-£98
Agency & Void Buffer-£99
Estimated Net Annual£7,500/yr
Cash-on-Cash ROCE71.4% Return

Bank Stress Test (ICR)

PRA Stress Rate5.50%
Stress Interest Due£103/mo
Actual Rental Cover798% ICR
SPV / Ltd Co (125%)CLEARANCE PASS
Personal (145%)CLEARANCE PASS
CapEx, Refurbishment & EPC C Underwriting

True All-In Financial Underwriting

Real-world stress testing accounting for cosmetic refurbishment, structural wear, 10% contingency, and proposed 2028–2030 MEES EPC C compliance.

High CapEx Trap Check
Acquisition Cost
Asking: £30,000
£51,000
+£21,000 Refurb & EPC Budget
Gross Rental Yield
Headline: 32.88%
19.34% All-In
Based on £822/mo (£9,864/yr)
Total Cash Required
Raw Cash: £10,500
£31,500
Deposit + SDLT + Legal + Total Works
Net Annual ROCE
Raw ROCE: 71.4%
23.81% True
Net Rent / Total Cash Out-of-Pocket

Itemized CapEx Allocation

Base Refurbishment (MEDIUM REFURB)£15,000
10% Unforeseen Contingency Buffer+£1,500
EPC C Retrofit Allowance (Band D Baseline)+£4,500
Total Capital Expenditure Reserve£21,000

Includes loft insulation top-up, smart controls/TRVs, heating commissioning, and localized cosmetic upgrades.

BRRR Refinance & Equity Model (25% Uplift)

Target Gross Development Value (GDV)~£63,750
75% LTV Refinance Mortgage£47,813
Estimated Capital Recycled£31,500
Net Capital Left In Deal£0

Estimated equity uplift of £12,750 upon completion of works. Refinance subject to 6-month ownership rule and surveyor valuation.

Tenure & Service Charge

Leasehold

Leasehold apartments require annual service charges (est. £1,400/yr) and ground rent (est. £150/yr), reducing monthly net cashflow by ~£129/mo.

Tenure Typeleasehold
Unexpired TermN/A (Freehold Interest)
Est. Service Charge£1,400 / yr
Est. Ground Rent£150 / yr
Net Annual Tenure Deductions:-£1,550 / yr
Section 24 & SPV Modeling

SPV vs. Personal Name

Holding this property inside a Limited Company (SPV) saves approx. £1,484/yr in tax because 100% of mortgage interest is tax-deductible against 19% Corporation Tax.

Personal Tax (40% Higher Rate)£2,615 / yr
SPV Corporation Tax (19%)£1,131 / yr
Personal Post-Tax Cashflow£278 / mo
SPV Post-Tax Cashflow£402 / mo
Annual Tax Saved via SPV:+£1,484 / yr
HMO & Article 4 Planning

Article 4 Active (Leeds)

Leeds City Council restricts HMO proliferation across central and student clusters (Headingley, Hyde Park, Burley, Woodhouse).

Single Family AST Rent£822 / mo
Est. HMO Room Revenue£550 / mo
Bills & Utilities Buffer-£135 / mo
Mandatory Licensing (5+ beds)Standard HMO
Net HMO Monthly Uplift:+£-407 / mo vs AST

Institutional Investor Notice & 2026 Tax Rules:

Calculations account for the Autumn Budget residential second-home Stamp Duty surcharge (5% on the initial £250,000 bracket). Mortgage figures are simulated based on standard 75% LTV buy-to-let interest-only products at 5.2%. Independent professional conveyancing and financial advice should always be obtained prior to exchange of contracts.
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Model Stress Test