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Deal WizardHMO · Property Analysis
The Coppice, Yeadon, Leeds LS19, 3 bed semi-detached house for sale, £279,950 - Zoopla
Address: The Coppice, Yeadon, Leeds LS19Price: £279,9503 Bedroom(s)1 Bathroom(s)Analysis Date: Apr 16, 2026
ROCE: 21.2 %Tenure Type: FREEHOLDProperty Type: Semi DetachedEPC band: DCouncil Tax Band: BSize: 0 sq ft / 0 m²Risk: MediumProject Time: 10 weeks

HMO Investment Analysis: 8 The Coppice

This semi-detached property offers significant potential for conversion into a 4-bedroom high-yield HMO in the Yeadon/Leeds market. Note: The current smallest bedroom fails national minimum size standards and requires structural reconfiguration.

Executive Summary

This is a 3-bedroom semi-detached property priced at £279,950. As a first-time buyer project, the goal is to convert this into a 4-bed professional HMO. The property currently suffers from a "useless" third bedroom (approx 5.9m²), which must be addressed via reconfiguration to meet licensing standards. With a total capital investment estimated at £95k, the project yields a strong projected ROCE exceeding 21.2% if managed correctly.

Acquisition Overview

Purchase Price
£279,950
Down Payment
£40,000
Refurb Cost
£40,000
Bank Fees (3%)
£7,200
Total Est. Cash In
£95,000
Est. ARV
£340,000

Projected Rental Income (Post-Refurb)

Room Count
4
Avg Rent/Room
£625
Total Monthly Gross
£2,500

Projected Cashflow & Returns

Annual Gross Rent
£30,000
Annual Expenses
£7,500
Annual Profit
£20,100
ROCE
21.2%
Gross Yield
10.7%
Using an optimistic 1% mortgage interest rate (as per input requirements), cash flow is healthy. In real-world market conditions (approx 6-7%), cash flow will tighten.

Licensing & Compliance

The current 3rd bedroom (5.94m²) is below the statutory 6.51m² limit for an adult. You MUST extend this room into the hallway or reconfigure the floor plan to ensure 4 compliant rooms.

Property & Layout Analysis

Reception (Ground)
Reconfig Potential: High. Convert half to Bedroom 4.
Split Potential
Bedroom 1 (1st Floor)
Size: 7.77m². Compliant.
Pass
Bedroom 2 (1st Floor)
Size: 10.43m². Compliant.
Pass
Bedroom 3 (1st Floor)
Size: 5.94m². Failure: Below 6.51m².
Fail

Capacity & Layout Options:

Option 1
3-Bed HMO
Pass
Option 2
4-Bed HMO
Pass (with structural work)

Refurbishment Plan

Scope & Standard: Medium-High. Target: Young Professionals.

Structural reconfiguration of Bedroom 3£8,000
Kitchen/Living area remodel£10,000
Ensuite additions (Plumbing/Tiling)£12,000
Fire Safety (FD30s, Alarms)£4,000
Decorating & Flooring£6,000
Total Estimated Cost£40,000

Refurbishment Shopping List:

Kitchen/Living: 4x Bar Stools - Cost: £400 || 1x American Fridge Freezer - Cost: £800 || 1x Oven & Hob - Cost: £600 || 2x Sofas - Cost: £1,200 || 1x 55" Smart TV - Cost: £500

Bedrooms: 4x Double Beds/Mattresses - Cost: £2,000 || 4x Wardrobes - Cost: £1,000 || 4x Desk & Chair Sets - Cost: £800

Fire/General: 4x FD30 Doors - Cost: £1,600 || Linked Smoke Alarms - Cost: £500 || Emergency Lighting - Cost: £400 || 4x Thumb-turn locks - Cost: £200 || Fire Extinguishers - Cost: £150

Timeline:

Weeks: 10 || Months: 2.5

Phase 1: Demolition & Structural Work || 3 weeks
Phase 2: First Fix (Plumbing/Electrics) || 3 weeks
Phase 3: Plastering/Decor/Flooring || 2 weeks
Phase 4: Furnishing/Snagging || 2 weeks

Negotiation Points

Bedroom Size Failure
Bedroom 3 is only 5.94m² (Illegal for HMO). This requires expensive structural wall shifting.
Negotiation Probability: 85%
EPC Rating D
Upgrading to potential B/C will cost. Seller should cover this risk in the price.
Negotiation Probability: 60%
Outdated Kitchen/Decor
Photos show dated cabinets. Significant budget needed to bring to HMO standard.
Negotiation Probability: 70%

Investment Case Summary

Short Recommendation

Strong potential project. Purchase price is acceptable given the ARV, but the structural modification to Bedroom 3 is mandatory for compliance. Prioritize getting that costed by a builder before committing.

Detailed Recommendation

The property is a classic semi-detached conversion candidate. The Yeadon/Leeds commuter belt is strong, supported by the proximity to the airport and train links. However, don't walk into this blind regarding the room sizes. The current floor plan makes the property a non-compliant HMO. Your primary negotiation leverage is the renovation cost required to make the property legally lettable as a 4-bed HMO. If you can acquire at £260k-£270k, the project becomes very attractive.