Skip to main contenthow this is calculated →
Year 5 disposal
27/ 100
Weak
11.43% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 11.4% Rent by the room return before costs (net 5.99% after CapEx + bills) — conversion play
Why to be cautious
- Monthly profit −£287/mo — significantly negative — real recurring drain
- -3.7% 5y IRR — capital outlay disproportionate to returns
- 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).
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£287/mo
You top up £287/mo
Price
£290K
No local sold comps to compare
Return · IRR
-3.7%/yr
Loses money over 5 years
Cash to get in
£101K
Deposit + fees + refurb
Return before costs on price · Rent by the room 11.43%5-yr return on cash -11%Rent est. £1,295 (£1,294–£1,296)
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
Buy-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: £1,294–£1,296/mo · n=5
Financing
DepositYour cash in — the rest is the mortgage25% · £72,500
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£1,181–£2,205 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £217,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£287
after mortgage, operating costs & tax
Rent in£1,295/mo gross
£1,245/mo collected · £50/mo lost to voids
Where it goes
£1,133Mortgage£399Costs
Outgoings exceed rent — you top up £287/mo
Mortgage£1,133
Costs£399
Management£130
Maintenance£67
Insurance£28
CapEx reserve£65
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£287
Returns
Return before costs on price5.36%
Cash return on cash-3.42%
Gross margin£846
Cash needed£100,575
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.06
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 | £15,540 | £4,789 | £13,594 | £0 | £0 | -£2,843 | -£2,843 |
| Year 2 | £16,006 | £4,933 | £13,594 | £0 | £0 | -£2,520 | -£5,363 |
| Year 3 | £16,486 | £5,081 | £13,594 | £0 | £0 | -£2,188 | -£7,551 |
| Year 4 | £16,981 | £5,233 | £13,594 | £0 | £0 | -£1,846 | -£9,397 |
| Year 5 | £17,490 | £5,390 | £13,594 | £0 | £0 | -£1,493 | -£10,890 |
Disposal gain (gross)-£546
CGT£0
Net Disposal proceeds£312,179
What we verified
What we verified
40074 ok · 0 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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
Area
Flood riskNo location
Crime riskNo location
SchoolsNo postcode
Investor
Tenant profileUnknown
Refurb costEstimate ready
Refurb cost& works budgetQ1 2026 rates
New kitchen + bathroom + light replumb + decor.
Total estimate
5-bed · 1-bath · 1350 sqft
£31k–£61k
£ per sqft
building cost only
£23–£45
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- 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.
Rent by the room licensingMandatory
Price & sale history438d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£59,995 in 2001 → £290,000 asking
+383.4%in 25y
- 2001£59,995—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Short-stay let / Airbnb wins — +£285/mo · £571/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 | 5.36% | -£287 | £100,575 | -10.8% | Low | Feasible |
| Housing-benefit rent | 4.10% | -£596 | £100,575 | -28.8% | Med | Feasible |
| Council lease | 0.00% | -£1,332 | £100,575 | -80.2% | Low | Feasible |
| Refurb & refinance | 5.36% | -£287 | £115,705 | -9.4% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 11.61% | +£285 | £100,575 | 21.4% | High | Feasible |
| Buy, improve & sell | 0.00% | -£199 | £313,355 | 9% | Med | Feasible |
| Rent by the room | 11.43% | -£1,126 | £179,047 | -30.2% | — | Feasible |
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
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
Local lettings demandby strategyLive area data
Short-stay let55% occupancy
£168/night ADR
Based on 3 short-let comps nearby
Rent by the room conversion upside
+£165/mo cash flow vs Rent it out if converted to Rent by the room
9.93% Return before costs on price converted vs 5.36% as-is
£290k → 7-bed HMO @ ~£519/room: £3,630 pcm gross, ~£2,080 pcm net (7.3% net on £342k all-in incl. ~£30k works); GDV ~£294k → refinance releases ~£3k (~£121k left in)
medium confidence
Unlocks ~£13,258/yr extra rent
5 → 7 lettable rooms
Potential, not guaranteed (subject to planning + regs). Estimate from the floorplan (kitchen size assumed) — verify room sizes against the floorplan before offering.
How we calculated this
floorplan shows 8 habitable rooms (5 beds + 3 reception(s)); convert 2 spare room(s) to bedrooms, keeping one reception as the lounge → up to 7 lettable rooms (incl. the garage — convertible to a bedroom or the communal area); sized to Wolverhampton adopted standard (6.51/11 m²; Landlords Guide to Amenity and Space Standards for HMOs (City of Wolverhampton Council, amended Jul 2018) - 'Shared houses type accommodation' table; HMO licence fee page (updated 15 Dec 2025)); adds ~£1,105/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); large HMO (7+ residents) is sui generis — planning permission required; mandatory HMO licence (5+ persons, England); Article 4 — planning permission needed
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
5 → 7 bed HMO+2 singles
HMO licence7+ = planning required
Sized to Wolverhampton's adopted HMO standards
Projections use documented assumptions (local room rates, typical conversion costs, 75% LTV at 5.5%, indicative regional valuation yields) and each council’s published HMO standards. Not financial advice. Verify room sizes, licensing and planning with the council and a surveyor before purchase.
Room mix (5 lettable rooms)
3× Double @ £562/mo1× Single @ £488/mo1× En-suite @ £587/mo
≈ £2,762/mo gross room income
As-is Rent it out
Monthly profit-£285
Return before costs on price5.36%
Cash needed£84,398
If converted to Rent by the room
Monthly profit-£120
Return before costs on price9.93%
Cash needed£100,398
Δ vs Rent it out Monthly profit+£165
+2 rooms (7 total)
Monthly profit+£762
Return before costs on price16.00%
Cash needed£120,398
Extra rent+£1,105/mo
Show conversion detail
Conversion cost estimate
£3,000
Range: £2,000 – £5,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 64% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 63% (35 decisions)
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
£61,590–£115,480full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£5,400–£9,450
- Replumb£4,050–£8,100
- Windows£13,500–£24,300
- Paint + decor£9,450–£17,550
- Flooring£14,850–£28,350
Based on 504 HMO comps within 2.4 km
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
No coordinates available — verify address with the agent.
Transport score100 / 100
Wolverhampton City-wide HMO Article 4
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodSt Anthony's Catholic Primary AcademyPrimary · Academy converter · WV10 6NW
- GoodOrmiston NEW AcademySecondary · Academy sponsor led · WV10 6SE
- Not ratedElston Hall Primary SchoolPrimary · Academy converter · WV10 6NN
- Not ratedRakegate Primary SchoolPrimary · Community school · WV10 6US
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£15,540
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,440
Exit costs
Projected sale price (5y · 2%/yr growth)£320,183
Capital gain (pre-CGT)£30,183
Sale costs (~2.5%)£8,005
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-£10,890
Rates as of Oct 2024
Acquisition costs
£100,575cash neededPurchase price£290,000
Deposit (25%)£72,500
Stamp duty+5% additional-property surcharge£19,000
Refurb£1,575
Legal + survey£2,150
Mortgage fees£5,350
Total cash neededdeposit + costs (loan covers the rest)£100,575
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Welcome to Churchfield Road, a beautifully modernised five-bedroom semi-detached home that offers the perfect blend of space, style, and convenience for families and commuters.
This spacious property has been thoughtfully extended over the garage, creating additional living space while still providing a useful garage and separate utility room.
On the ground floor, you'll find two bright and versatile reception rooms, ideal for both everyday living and entertaining. The home…
Listing metarightmove · D B Roberts & Partners
About this listing
438 days · RightmovePrice history
No price history available.
Monthly profit
−£287
Cash needed
£101K
Return after costs
-3.42%
IRR
-3.67%
Listed 438d ago
5 bedroom semi-detached house for sale
semi-detached · 5 bed · 1 bath
£290,000
est £1,295 · 5.36% gross
27/100
Marginal
11.43% Rent by the room strategy — market rent unverified, verify locally.
11.4% Rent by the room Return before costs — conversion play
Price
£290K
Return before costs (best)
11.43%
Rent by the room
Bedrooms
5
1 bath
Energy rating
—
Energy rating
Run the numbers
What-if calculator
Buy-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: £1,294–£1,296/mo · n=5
Financing
DepositYour cash in — the rest is the mortgage25% · £72,500
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£1,181–£2,205 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £217,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£287
after mortgage, operating costs & tax
Rent in£1,295/mo gross
£1,245/mo collected · £50/mo lost to voids
Where it goes
£1,133Mortgage£399Costs
Outgoings exceed rent — you top up £287/mo
Mortgage£1,133
Costs£399
Management£130
Maintenance£67
Insurance£28
CapEx reserve£65
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£287
Returns
Return before costs on price5.36%
Cash return on cash-3.42%
Gross margin£846
Cash needed£100,575
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.06
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
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 | £15,540 | £4,789 | £13,594 | £0 | £0 | -£2,843 | -£2,843 |
| Year 2 | £16,006 | £4,933 | £13,594 | £0 | £0 | -£2,520 | -£5,363 |
| Year 3 | £16,486 | £5,081 | £13,594 | £0 | £0 | -£2,188 | -£7,551 |
| Year 4 | £16,981 | £5,233 | £13,594 | £0 | £0 | -£1,846 | -£9,397 |
| Year 5 | £17,490 | £5,390 | £13,594 | £0 | £0 | -£1,493 | -£10,890 |
Rent by the room upside
What we verified
4005
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedMandatory
TenureTenure typeFreehold
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 · monthlyNo location
SchoolsGIAS · OfstedNo postcode
FloodEA Flood Map · England onlyNo location
Investor profile▾
Tenant profileBeds + postcode heuristicUnknown
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miLoading nearby sold…
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,719
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£10,890
Acquisition costs
25% deposit£72,500
Stamp duty£19,000
Refurb£1,575
Legal + survey£2,150
Mortgage + broker£5,350
Cash needed£100,575
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
Welcome to Churchfield Road, a beautifully modernised five-bedroom semi-detached home that offers the perfect blend of space, style, and convenience for families and commuters.
This spacious property has been thoughtfully extended over the garage, creating additional living space while still providing a useful garage and separate utility room.
On the ground floor, you'll find two bright and versatile reception rooms, ideal for both everyday living and entertaining. The home…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice