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Year 5 disposal
60/ 100
Solid
Real 13.32% HMO gross yield with manageable risks.
Why it works
- 13.3% HMO gross yield (net 9.92% after CapEx + bills) — conversion play
- EPC C — MEES compliant
Why to be cautious
- Cashflow −£172/mo — mildly negative — equity build may cover
- -5.9% 5y IRR — capital outlay disproportionate to returns
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Price
£290K
Gross yield (best)
Gross Yield
Rental yield before any deductions for mortgage, maintenance, voids, insurance or management.
13.32%
HMO
Cash needed
£122K
deposit + costs
Cashflow
Cashflow (monthly)
Rent minus all monthly costs (mortgage, agent, void provision, maintenance, insurance, leasehold). Positive cashflow means the property pays you each month.
−£172
net of mgmt + voids
5y ROI
ROI (Return on Investment)
Total return — rental profit + capital appreciation — as a percentage of cash invested (deposit + refurb + fees).
-4.7%
after tax
IRR
-5.9%
cash + capital
What we verified
90039 ok · 0 caution · 0 fail · 3 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
Article 4Unknown
Article 4HMO conversion gatePlanning data
HMO restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
Rates as of May 2026
Building condition
EPCC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
from listing
Band C
MEES 2030 compliance
C required for new tenancies
PASS
EPC band from listing · verify certificate before exchanging
Find EPC certificate →EWS1Not 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 cohortB9 · 5 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Birmingham City · 2.5 km
Reason
5-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
5-bed · 3-bath · 1350 sqft
£38k–£74k
£ per sqft
building cost only
£28–£55
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 3 × bathroom · Full strip + retile£9,975–£19,950
- Paint + decor£9,450–£17,550
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£14,850–£28,350
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
HMO licensingMandatory
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Mandatory
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 →What-if calculator
Rates as of 25 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 (£)
Inferred from LHA rate (£1097/mo ≈ 75% of market)
Refurb (£)
Legal + survey (£)
Mortgage fees (£)
LTV75%
Mortgage rate5y BTL fix5.8%
Mortgage term (years)
Stress rate6.5%
Management10%
Void weeks
Insurance (£/mo)
Maintenance (£/mo)
Leasehold costs
Result · BTL
Monthly cashflow
-£172
after mortgage, operating costs & tax
Income
Monthly rent+£1,463
After 2wk voids: £1407/mo
Outgoings
Mortgage-£1,042
Operating costs-£304
show breakdown ▾
Management (10% of rent)-£146
CapEx reserve (5% of rent)-£73
Council Tax × voids (2w/yr)-£7
Insurance-£28
Maintenance-£50
Tax (HMRC)-£233/mo (£2,792/yr)
Returns
Gross yield6.05%
Net yield on cash-1.70%
Gross margin£1,103
Cash needed£121,620
Cashflow paybackn/a (negative cashflow)
Data confidence
Lender stress test
ICR @ stress1.19
ICR FAIL · stress 6.5% (need ≥ 1.45)
Year-by-year cashflow (5-yr horizon)
Net cashflow after tax. Rent + costs compound at their growth rates; mortgage principal amortises year-by-year for repayment loans.
| Year | Gross Rent | Op Costs | Mortgage | Equity Built | Tax | Net | Cumulative |
|---|---|---|---|---|---|---|---|
| Year 1 | £17,556 | £3,647 | £12,506 | £0 | £3,062 | -£1,660 | -£1,660 |
| Year 2 | £18,083 | £3,757 | £12,506 | £0 | £3,229 | -£1,409 | -£3,069 |
| Year 3 | £18,625 | £3,870 | £12,506 | £0 | £3,401 | -£1,152 | -£4,221 |
| Year 4 | £19,184 | £3,986 | £12,506 | £0 | £3,578 | -£886 | -£5,107 |
| Year 5 | £19,759 | £4,105 | £12,506 | £0 | £3,760 | -£612 | -£5,719 |
Disposal gain (gross)-£21,591
CGT£0
Net Disposal proceeds£312,179
Short-let market context
- 290 active SA listings in this postcode
- Superhosts earn +360.2% premium here
Strategy matrix
| Strategy | Net yield | Cashflow | Cash needed | 5y ROI | Risk | Feasibility |
|---|---|---|---|---|---|---|
| ⭐ BTL | 6.05% | -£172 | £121,620 | -4.7% | Low | Feasible |
| LHA | 4.54% | -£393 | £121,620 | -15.4% | Med | Feasible |
| Council lease | 0.00% | -£1,120 | £121,620 | -55.5% | Low | Feasible |
| BRRRR | 6.05% | -£172 | £165,275 | -3.5% | Med | Feasible |
| SA / Airbnb | 5.37% | -£484 | £121,620 | -22.6% | High | Feasible |
| Flip | 0.00% | -£78 | £377,425 | -7% ROI | Med | Feasible |
| HMO | 13.32% | -£440 | £124,920 | -12.3% | — | Feasible |
HMO conversion upside
Conversion cost estimate
£3,300
Range: £2,200 – £5,500
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£83,130–£155,685full refurb + room split
Based on 1367 HMO comps within 683 m
As-is BTL
Monthly cashflow-£1,096
Gross yield0.00%
Cash needed£84,398
If converted to HMO
Monthly cashflow-£127
Gross yield9.93%
Cash needed£100,398
Δ vs BTL cashflow+£968
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score100 / 100
Tax treatment
Annual gross rent£17,556
Section 24 credit£2,501
Annual tax due£3,062
Post-tax cashflow annual-£2,335
Exit costs
Projected sale price£320,183
Capital gain (pre-CGT)£30,183
Sale costs (~2.5%)£8,005
CGT due (Higher 40%)£0
Net 5y cashflow after CGT-£5,719
Rates as of Oct 2024
Acquisition costs
All figures in £Purchase price£290,000
Deposit (25%)£72,500
SDLT+5% additional-property surcharge£19,000
Refurb£22,620
Legal + survey£2,150
Mortgage fees£5,350
Total cash neededdeposit + costs (loan covers the rest)£121,620
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
Description& agent copyZoopla
Summary massive 5 bedroom family home! This hevily extended terrance really does have to be viewed to fully apprciate whats on offer! Having two bethrooms & ground floor W.C. This does not dissapoint! Two reception rooms and modern kitchen its just ready to move into call now! Description massive 5 bedroom family home! This hevily extended terrace really does have to be viewed to fully appreciate whats on offer! Having two bethrooms & ground floor W.C. This does not disappoin…
Comparable rentals
B9 · same beds + type- St Andrews Road, Birmingham,B9 4NB5b£2,275/moDec 2025
Other deals nearby
B9 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
About this listing
342 days · ZooplaPrice history
5-year price trend
Cashflow
−£172
Cash needed
£122K
Net yield
-1.70%
IRR
-4.32%
Listed 342d ago
Bordesley Green, Birmingham B9, Birmingham, B9
terraced · 5 bed · 3 bath
£290,000
EPC C
90/100
Strong
Real 13.32% — fundamentals work.
13.3% HMO gross yield — conversion play
Price
£290K
vs comparable
Gross yield (best)
13.32%
HMO
Bedrooms
5
3 bath
EPC
C
Energy rating
What we verified
6006
Legal & planning▾
Article 4HMO restriction lookupUnknown
HMO licensingMandatory if 5+ unrelatedMandatory
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCEnergy efficiency ratingC
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 heuristicHMO / sharers
HMO feasibilityMin 3 beds for C4 routeFeasible
Description& agent copyZoopla
Summary massive 5 bedroom family home! This hevily extended terrance really does have to be viewed to fully apprciate whats on offer! Having two bethrooms & ground floor W.C. This does not dissapoint! Two reception rooms and modern kitchen its just ready to move into call now! Description massive 5 bedroom family home! This hevily extended terrace really does have to be viewed to fully appreciate whats on offer! Having two bethrooms & ground floor W.C. This does not disappoin…
Run the numbers
What-if calculator
Rates as of 25 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 (£)
Inferred from LHA rate (£1097/mo ≈ 75% of market)
Refurb (£)
Legal + survey (£)
Mortgage fees (£)
LTV75%
Mortgage rate5y BTL fix5.8%
Mortgage term (years)
Stress rate6.5%
Management10%
Void weeks
Insurance (£/mo)
Maintenance (£/mo)
Leasehold costs
Result · BTL
Monthly cashflow
-£172
after mortgage, operating costs & tax
Income
Monthly rent+£1,463
After 2wk voids: £1407/mo
Outgoings
Mortgage-£1,042
Operating costs-£304
show breakdown ▾
Management (10% of rent)-£146
CapEx reserve (5% of rent)-£73
Council Tax × voids (2w/yr)-£7
Insurance-£28
Maintenance-£50
Tax (HMRC)-£233/mo (£2,792/yr)
Returns
Gross yield6.05%
Net yield on cash-1.70%
Gross margin£1,103
Cash needed£121,620
Cashflow paybackn/a (negative cashflow)
Data confidence
Lender stress test
ICR @ stress1.19
ICR FAIL · stress 6.5% (need ≥ 1.45)
Short-let market context
- 290 active SA listings in this postcode
- Superhosts earn +360.2% premium here
HMO upside
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandHigher 40%
Section 24 credit£2,501
Annual rental tax£2,792
CGT yr 5 (24%)£0
5y net total-£5,719
Acquisition costs
25% deposit£72,500
SDLT£19,000
Refurb£22,620
Legal + survey£2,150
Mortgage + broker£5,350
Cash needed£121,620
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
Your notes
Listing
BE
Burchell Edwards - Sheldon
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice