You could not let it as it stands — and even with a tenant in it, it costs you £268 a month.

What could kill thisThe checks

You cannot legally rent this property out with an energy rating of G — E is the lowest allowed

That has been the law since 1 April 2020, so no rent on this page is one you could legally collect.

2 problems found · 1 came back clear · 5 we could not check · 1 does not apply to this property

■ from the listinglisting last seen 19 Sep 2026

Will it pay?Calculator

Not while it cannot be let

Every figure here is rent minus costs, and no rent may be collected here as it stands. What it pays is worth asking again once the EPC clears E — not before.

+£1,102−£957−£413−£268

Rent inMortgageRunning costsShort by

The rent covers £1,102 of that — you cover £268

□ no rent may be collected

What if I change my assumptions?The dials

At the asking price, 25% deposit, 6.25% charged

Change any of these 13 and every card on this page changes with it. The 6.25% is the 5.50% quoted plus a company premium.

No rent at all can be collected until the EPC reaches E, so nothing on this page is reached by charging more.

◧ lender terms are typical, not quoted

What will it cost me to buy?Breakdown

£82,275 + refurb costs

£21,025 of that never comes back — stamp duty, solicitor and lender fees.

£82,275 to buy it

deposit · stamp duty · solicitor · fees~£14,366, unseen

□ works not inspected

What would have to be true?

No price fixes this while it cannot be let

No rent at all can be collected until the EPC reaches E, so nothing on this page is reached by charging more.

■ energy rating G

What will the rent borrow?

Nothing, until it can be let

A lender sizes the loan on the rent, and no rent may be collected here as it stands. The test below is worth running again once the EPC clears E — not before.

□ no rent to test

How big is it, really?The working

One figure, and nothing checking it 990 sq ft

Only the agent’s figure exists for this house. Open for what that means.

□ area unchecked — agent’s own

Is it a good location?Open the map

Wakefield, WF4

Flood risk checking… — open for the map, the schools and the rest.

Article 4Not assessed for this address

■ postcode area, not this address

Which strategy wins?

None of them, while it cannot be let

Every way of running this is a way of letting it, and none may be let as it stands. Which one wins is worth ranking once the EPC clears E — not before.

□ no way of letting is available

What would you walk away with, after 5 years?

Nothing we can put a figure on, while it cannot be let

Five years of holding it is five years of rent plus a sale, and no rent may be collected here as it stands. The sums are worth running again once the EPC clears E.

□ no rent to project

Could you let it by the room?

Not as it stands

Letting by the room is still letting, and this cannot be let until the EPC reaches E. What the rooms would pay is worth pricing once it can — spending on the conversion first buys a house-share nobody may move into.

□ no way of letting is available