Skip to main contenthow this is calculated →
Year 5 disposal
⊞ View all 18
100/ 100
Strong
12.75% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Monthly profit +£333/mo from completion — the no.1 reason to invest
- 9.52% return before costs — above-market
- 12.8% Rent by the room return before costs (net 6.56% after CapEx + bills) — conversion play
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£333/mo
Pays you every month, net of costs
Price
£260K
No local sold comps to compare
Return · IRR
4.8%/yr
Modest annualised return
Cash to get in
£90K
Deposit + fees + refurb
Return before costs on price · Rent by the room 12.75%5-yr return on cash 32%Rent est. £2,062 (£1,752–£2,427)
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
Rates as of 20 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 (£)
Local comp range: £1,752–£2,427/mo · n=1
Financing
DepositYour cash in — the rest is the mortgage25% · £65,000
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
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 £195,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£333
after mortgage, operating costs & tax
Rent in£2,062/mo gross
£1,983/mo collected · £79/mo lost to voids
Where it goes
£1,056Mortgage£515Costs£333Your profit
£333/mo left as profit · 17% of rent kept
Mortgage£1,056
Costs£515
Management£206
Maintenance£67
Insurance£28
CapEx reserve£103
Voids + council tax£7
Ltd co. accounts£104
Tax£78
Profit+£333
Returns
Return before costs on price9.52%
Cash return on cash4.46%
Gross margin£1,467
Cash needed£89,625
Monthly profit payback22y 6m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.88
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £24,744 | £6,184 | £12,675 | £0 | £1,118 | £4,767 | £4,767 |
| Year 2 | £25,486 | £6,370 | £12,675 | £0 | £1,224 | £5,218 | £9,985 |
| Year 3 | £26,251 | £6,561 | £12,675 | £0 | £1,333 | £5,682 | £15,667 |
| Year 4 | £27,038 | £6,758 | £12,675 | £0 | £1,445 | £6,161 | £21,828 |
| Year 5 | £27,850 | £6,960 | £12,675 | £0 | £1,561 | £6,653 | £28,481 |
Disposal gain (gross)£159
CGT£30
Net Disposal proceeds£279,854
What we verified
What we verified
51065 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Conversion approvability
Per-property planning assessment
Likely approvable64% likely
Confidence: low
- 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)
- NOTE: this council assesses HMO concentration by none, not a radius percentage — the radius figures below are indicative only
- NO HMO concentration data for this council: neither a licensed register nor granted change-of-use decisions nearby. This is ABSENCE OF DATA, not absence of HMOs — verify with the council before relying on it
Rent by the room concentration nearby
≈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.
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
Rates as of May 2026
Building condition
Energy ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
Address-matched (ground truth)Band D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
EPC band from listing · verify certificate before exchanging
Find EPC certificate →Cladding safety certificateNot 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 cohortWV4 4LW · 5 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Birmingham · 20.5 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 · 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
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 →Price & sale history281d on market2 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£88,000 in 2004 → £260,000 asking
+195.5%in 22y
- 2004£88,000+120.0% in 3y
- 2001£40,000+60.0% in 2y
- 1999£25,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Rent by the room wins — +£837/mo · £267/mo ahead of Council lease (after room-conversion)
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 9.52% | +£333 | £89,625 | 31.8% | Low | Feasible |
| Housing-benefit rent | 4.26% | -£575 | £89,625 | -31.4% | Med | Feasible |
| Council lease | 9.52% | +£570 | £89,625 | 44.0% | Low | Feasible |
| Refurb & refinance | 9.52% | +£333 | £103,255 | 27.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£199 | £280,355 | 9% | Med | Feasible |
| ⭐ Rent by the room | 6.98% * | +£837 | £102,547 | — | — | Feasible |
* Rent by the room shows net yield on cost for the audited HMO conversion deal (post-conversion, after running costs) — not gross like the other rows. Its 5-yr ROI reads “—” because the audited deal is a year-one snapshot; the HMO conversion panel below shows the cash-back / payback horizon.
Housing-benefit (LHA) scheme detailBRMA Black Country · cap £922/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Black Country
- LHA monthly cap:
- £922
- Scheme type:
- PSL
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
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
-£371/mo cash flow vs Rent it out if converted to Rent by the room
11.08% Return before costs on price converted vs 9.52% as-is
£260k → 6-bed HMO @ ~£520/room: £3,028 pcm gross, ~£1,731 pcm net (7.0% net on £298k all-in incl. ~£19k works); needs +1 bathroom; GDV ~£244k → refinance releases ~£-12k (~£114k left in)
high confidence
Unlocks ~£6,629/yr extra rent
5 → 6 lettable rooms · ~7.4% gross at max
Potential, not guaranteed (subject to planning + regs). Estimate from the EPC certificate — verify room sizes against the floorplan before offering.
How we calculated this
floorplan shows 7 habitable rooms (5 beds + 2 reception(s)) in 170 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 6 lettable rooms (1 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)); adds ~£552/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); 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 → 6 bed HMO+1 double6.98% net on cost9.79% cash-on-cashuplift 5.99% → 7.4%
💷 Refinance could release ~-£11,744
HMO licence+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 (5 lettable rooms)
3× Double @ £563/mo1× Single @ £488/mo1× En-suite @ £586/mo
≈ £2,762/mo gross room income
As-is Rent it out
Monthly profit+£368
Return before costs on price9.52%
Cash needed£76,898
If converted to Rent by the room
Monthly profit-£3
Return before costs on price11.08%
Cash needed£92,898
Δ vs Rent it out Monthly profit-£371
+1 room (6 total)
Monthly profit+£533
Return before costs on price15.30%
Cash needed£102,898
Extra rent+£552/mo
Show conversion detail
Conversion cost estimate
£3,300
Range: £2,200 – £5,500
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.
£70,830–£133,135full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 1 × bathroom£6,150–£11,275
- Rewire£6,000–£10,500
- Replumb£4,500–£9,000
- Windows£15,000–£27,000
- Paint + decor£12,000–£22,500
- Flooring£18,000–£34,500
Based on 465 HMO comps within 3.2 km
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
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 & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- OutstandingWoodfield Primary SchoolPrimary · Academy sponsor led · WV4 4AG
- GoodPenn Fields SchoolNot applicable · Community special school · WV4 4NT
- GoodWarstones Primary SchoolPrimary · Academy converter · WV4 4LU
- GoodHighfields SchoolSecondary · Academy converter · WV4 4NT
- Not ratedSpringdale Primary SchoolPrimary · Academy converter · WV4 4NJ
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£24,744
Section 24 credit£0
Annual tax due£1,118
Post-tax Monthly profit annual£3,815
Exit costs
Projected sale price (5y · 2%/yr growth)£287,061
Capital gain (pre-CGT)£27,061
Sale costs (~2.5%)£7,177
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£28,481
Rates as of Oct 2024
Acquisition costs
£89,625cash neededPurchase price£260,000
Deposit (25%)£65,000
Stamp duty+5% additional-property surcharge£16,000
Refurb£1,575
Legal + survey£2,150
Mortgage fees£4,900
Total cash neededdeposit + costs (loan covers the rest)£89,625
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Located in a well-connected and highly regarded part of Wolverhampton, this substantial five-bedroom semi-detached home offers exceptional space and versatility, making it an ideal choice for families seeking room to grow. With its flying freehold design and generous proportions throughout, the property combines practicality with potential, providing a fantastic opportunity for those looking to create a long-term home. The ground floor is thoughtfully arranged to accommodate…
Floor plans
Listing metarightmove · Dixons
About this listing
281 days · RightmovePrice history
5-year price trend
Monthly profit
+£333
Cash needed
£90K
Return after costs
4.46%
IRR
4.76%
Listed 281d ago
32, OAKLEY ROAD, WOLVERHAMPTON, WV4 4LW
✓ Verified address
semi-detached · 5 bed · 1 bath · 1,464 sqft (EPC)
£260,000
est £2,062 · 9.52% gross
EPC D
1 / 18
100/100
Strong
12.75% Rent by the room strategy — market rent unverified, verify locally.
Monthly profit +£333/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.52% Return before costs — above-market
12.8% Rent by the room Return before costs — conversion play
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£260K
Return before costs (best)
12.75%
Rent by the room
Bedrooms
5
1 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
Run the numbers
What-if calculator
Rates as of 20 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 (£)
Local comp range: £1,752–£2,427/mo · n=1
Financing
DepositYour cash in — the rest is the mortgage25% · £65,000
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
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 £195,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£333
after mortgage, operating costs & tax
Rent in£2,062/mo gross
£1,983/mo collected · £79/mo lost to voids
Where it goes
£1,056Mortgage£515Costs£333Your profit
£333/mo left as profit · 17% of rent kept
Mortgage£1,056
Costs£515
Management£206
Maintenance£67
Insurance£28
CapEx reserve£103
Voids + council tax£7
Ltd co. accounts£104
Tax£78
Profit+£333
Returns
Return before costs on price9.52%
Cash return on cash4.46%
Gross margin£1,467
Cash needed£89,625
Monthly profit payback22y 6m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.88
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Black Country · cap £922/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Black Country
- LHA monthly cap:
- £922
- Scheme type:
- PSL
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
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 | £24,744 | £6,184 | £12,675 | £0 | £1,118 | £4,767 | £4,767 |
| Year 2 | £25,486 | £6,370 | £12,675 | £0 | £1,224 | £5,218 | £9,985 |
| Year 3 | £26,251 | £6,561 | £12,675 | £0 | £1,333 | £5,682 | £15,667 |
| Year 4 | £27,038 | £6,758 | £12,675 | £0 | £1,445 | £6,161 | £21,828 |
| Year 5 | £27,850 | £6,960 | £12,675 | £0 | £1,561 | £6,653 | £28,481 |
Rent by the room upside
What we verified
5106
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▾
EPC~£3,000–£7,000 to upgrade to CD
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 heuristicRent by the room / sharers
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,535
Annual rental tax£937
CGT yr 5£0 · company level
5y net total£28,481
Acquisition costs
25% deposit£65,000
Stamp duty£16,000
Refurb£1,575
Legal + survey£2,150
Mortgage + broker£4,900
Cash needed£89,625
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
Located in a well-connected and highly regarded part of Wolverhampton, this substantial five-bedroom semi-detached home offers exceptional space and versatility, making it an ideal choice for families seeking room to grow. With its flying freehold design and generous proportions throughout, the property combines practicality with potential, providing a fantastic opportunity for those looking to create a long-term home. The ground floor is thoughtfully arranged to accommodate…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice