Skip to main contenthow this is calculated →
Year 5 disposal
40/ 100
Caution
Real 13.55% Rent by the room return before costs but flagged risks need pricing in.
Why it works
- 13.6% Rent by the room return before costs (net 8.31% after CapEx + bills) — conversion play
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Monthly profit −£1,069/mo — heavily negative — needs monthly capital injection
- -10.0% 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
−£1K/mo
You top up £1K/mo
Price
£300K
No local sold comps to compare
Return · IRR
-10.0%/yr
Loses money over 5 years
Cash to get in
£131K
Deposit + fees + refurb
Return before costs on price · Rent by the room 13.55%5-yr return on cash -36%Rent est. £1,699 (£1,444–£1,999)
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: £1,444–£1,999/mo · n=1
Financing
DepositYour cash in — the rest is the mortgage25% · £75,000
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 (£24,633–£45,982 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £225,000 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£15
after mortgage, operating costs & tax
Rent in£1,699/mo gross
£1,634/mo collected · £65/mo lost to voids
Where it goes
£1,172Mortgage£444Costs
£15/mo left as profit · 1% of rent kept
Mortgage£1,172
Costs£444
Management£170
Maintenance£50
Insurance£28
CapEx reserve£85
Voids + council tax£7
Ltd co. accounts£104
Tax£4
Profit+£15
Returns
Return before costs on price6.80%
Cash return on cash0.13%
Gross margin£1,190
Cash needed£135,494
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.34
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 | £40,656 | £36,294 | £14,063 | £0 | £0 | -£9,700 | -£9,700 |
| Year 2 | £41,876 | £37,383 | £14,063 | £0 | £0 | -£9,570 | -£19,270 |
| Year 3 | £43,132 | £38,504 | £14,063 | £0 | £0 | -£9,435 | -£28,705 |
| Year 4 | £44,426 | £39,659 | £14,063 | £0 | £0 | -£9,296 | -£38,001 |
| Year 5 | £45,759 | £40,849 | £14,063 | £0 | £0 | -£9,153 | -£47,153 |
Disposal gain (gross)-£26,253
CGT£0
Net Disposal proceeds£322,944
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
6-bed · 3-bath · 1530 sqft
£41k–£81k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 3 × bathroom · Full strip + retile£9,975–£19,950
- Paint + decor£10,710–£19,890
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£16,830–£32,130
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingAlready licensed
Price & sale history360d on marketno cuts yet
Strategy matrix
Rent it out wins — +£15/mo · level with Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| ⭐ Rent it out | 6.80% | +£15 | £135,494 | 5.8% | Low | Feasible |
| Housing-benefit rent | 3.97% | -£620 | £135,494 | -22.4% | Med | Feasible |
| Council lease | 0.00% | -£1,354 | £135,494 | -60.5% | Low | Feasible |
| Refurb & refinance | 6.80% | +£15 | £163,632 | 4.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£182 | £368,132 | -1% | Med | Feasible |
| Rent by the room | 13.55% | -£1,069 | £130,697 | -36.1% | — | Feasible |
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
Rent by the room conversion upside
-£162/mo cash flow vs Rent it out if converted to Rent by the room
9.60% Return before costs on price converted vs 6.80% as-is
£300k → 9-bed HMO @ ~£525/room: £4,617 pcm gross, ~£2,652 pcm net (9.1% net on £350k all-in incl. ~£27k works); needs +1 bathroom; GDV ~£374k → refinance releases ~£56k (~£69k left in)
medium confidence
Unlocks ~£20,328/yr extra rent
6 → 9 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 10 habitable rooms (6 beds + 4 reception(s)) in 289 m²; convert 3 spare room(s) to bedrooms, keeping one reception as the lounge → up to 9 lettable rooms (3 double, 0 single); 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)); kitchen 14.3 m² is below the ~15.0 m² standard for 9 occupants — extend/relocate kitchen within the works; adds ~£1,694/mo; 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.
6 → 9 bed HMO+3 doubles
HMO licence7+ = planning required+1 bathroom needed
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 (6 lettable rooms)
5× Double @ £560/mo1× En-suite @ £587/mo
≈ £3,388/mo gross room income
As-is Rent it out
Monthly profit+£3
Return before costs on price6.80%
Cash needed£86,898
If converted to Rent by the room
Monthly profit-£159
Return before costs on price9.60%
Cash needed£102,898
Δ vs Rent it out Monthly profit-£162
+3 rooms (9 total)
Monthly profit+£1,442
Return before costs on price20.33%
Cash needed£132,898
Extra rent+£1,694/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
- concentration ~1.0% within 100m (1 known HMOs) — below the 10% threshold
- local council HMO approval rate 63% (35 decisions)
1 known HMO within 100 m · ≈1.0% 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.
£79,290–£148,080full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 3 × bathroom£17,100–£31,350
- Rewire£6,120–£10,710
- Replumb£4,590–£9,180
- Windows£15,300–£27,540
- Paint + decor£10,710–£19,890
- Flooring£16,830–£32,130
Based on 483 HMO comps within 1.4 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
1 known HMO within 100 m · ≈1.0% 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 & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodSt Andrew's Church of England Primary SchoolPrimary · Academy converter · WV6 0RH
- GoodSt Jude's Church of England Primary AcademyPrimary · Academy sponsor led · WV6 0DT
- Not ratedEvergreen AcademyNot applicable · Academy alternative provision sponsor led · WV6 0UA
- Not ratedNewbridge Preparatory SchoolNot applicable · Other independent school · WV6 0LH
- Not ratedPine Green AcademyNot applicable · Academy special sponsor led · WV6 0UB
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£20,388
Section 24 credit£0
Annual tax due£191
Post-tax Monthly profit annual£28
Exit costs
Projected sale price (5y · 2%/yr growth)£331,224
Capital gain (pre-CGT)£31,224
Sale costs (~2.5%)£8,281
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£7,835
Rates as of Oct 2024
Acquisition costs
£130,697cash neededPurchase price£300,000
Deposit (25%)£75,000
Stamp duty+5% additional-property surcharge£20,000
Refurb£27,047
Legal + survey£2,150
Mortgage fees£5,500
Total cash neededdeposit + costs (loan covers the rest)£130,697
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Tettenhall Road is a striking Victorian residence that immediately impresses with its sheer scale, character and remarkable potential. Set over three floors and boasting six generously proportioned bedrooms, this substantial home offers a unique opportunity for buyers looking to create an exceptional family property or to explore lucrative investment prospects such as apartment conversions or a large-scale HMO, subject to the correct planning permissions. From the moment you…
Listing metarightmove · Dixons
About this listing
360 days · RightmovePrice history
No price history available.
Monthly profit
+£15
Cash needed
£135K
Return after costs
0.13%
IRR
0.28%
Listed 360d ago
6 bedroom end of terrace house for sale
terraced · 6 bed · 3 bath
£300,000
est £1,699 · 6.80% gross
84/100
Strong
Real 13.55% — fundamentals work.
13.6% Rent by the room Return before costs — conversion play
Price
£300K
Return before costs (best)
13.55%
Rent by the room
Bedrooms
6
3 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: £1,444–£1,999/mo · n=1
Financing
DepositYour cash in — the rest is the mortgage25% · £75,000
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 (£24,633–£45,982 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £225,000 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£15
after mortgage, operating costs & tax
Rent in£1,699/mo gross
£1,634/mo collected · £65/mo lost to voids
Where it goes
£1,172Mortgage£444Costs
£15/mo left as profit · 1% of rent kept
Mortgage£1,172
Costs£444
Management£170
Maintenance£50
Insurance£28
CapEx reserve£85
Voids + council tax£7
Ltd co. accounts£104
Tax£4
Profit+£15
Returns
Return before costs on price6.80%
Cash return on cash0.13%
Gross margin£1,190
Cash needed£135,494
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.34
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 | £20,388 | £5,322 | £14,063 | £0 | £191 | £812 | £812 |
| Year 2 | £21,000 | £5,482 | £14,063 | £0 | £277 | £1,178 | £1,991 |
| Year 3 | £21,630 | £5,646 | £14,063 | £0 | £365 | £1,556 | £3,546 |
| Year 4 | £22,279 | £5,816 | £14,063 | £0 | £456 | £1,944 | £5,491 |
| Year 5 | £22,947 | £5,990 | £14,063 | £0 | £550 | £2,344 | £7,835 |
Rent by the room upside
What we verified
4005
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedAlready licensed
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£2,813
Annual rental tax£42
CGT yr 5£0 · company level
5y net total£7,835
Acquisition costs
25% deposit£75,000
Stamp duty£20,000
Refurb£32,844
Legal + survey£2,150
Mortgage + broker£5,500
Cash needed£135,494
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
Tettenhall Road is a striking Victorian residence that immediately impresses with its sheer scale, character and remarkable potential. Set over three floors and boasting six generously proportioned bedrooms, this substantial home offers a unique opportunity for buyers looking to create an exceptional family property or to explore lucrative investment prospects such as apartment conversions or a large-scale HMO, subject to the correct planning permissions. From the moment you…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice