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Year 5 disposal
BMV -46%
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84/ 100
Strong
12.60% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Monthly profit +£844/mo from completion — the no.1 reason to invest
- 12.60% return before costs — above-market
- 11.7% Rent by the room return before costs (net 6.48% after CapEx + bills) — conversion play
- Priced below market -46% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- 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
+£844/mo
Pays you every month, net of costs
Price vs market
Below market value
-46% vs 12 sold · interior unseen
Return · IRR
9.3%/yr
Solid annualised return
Cash left in
£0
Fully recycled — pull all your cash back out
Price £280KCash to buy £117KReturn before costs on price 12.60%5-yr return on cash 54%Rent est. £2,940 (£2,352–£3,675)
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: £2,352–£3,675/mo · n=5
Financing
DepositYour cash in — the rest is the mortgage25% · £70,000
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 (£16,319–£30,463 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £210,000 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
+£844
after mortgage, operating costs & tax
Rent in£2,940/mo gross
£2,827/mo collected · £113/mo lost to voids
Where it goes
£1,138Mortgage£647Costs£844Your profit
£844/mo left as profit · 30% of rent kept
Mortgage£1,138
Costs£647
Management£294
Maintenance£67
Insurance£28
CapEx reserve£147
Voids + council tax£7
Ltd co. accounts£104
Tax£198
Profit+£844
Returns
Return before costs on price12.60%
Cash return on cash8.65%
Gross margin£2,180
Cash needed£117,109
Monthly profit payback11y 7m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.49
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 | £35,280 | £7,763 | £13,650 | £0 | £2,635 | £11,232 | £11,232 |
| Year 2 | £36,338 | £7,996 | £13,650 | £0 | £2,791 | £11,901 | £23,132 |
| Year 3 | £37,429 | £8,236 | £13,650 | £0 | £2,953 | £12,589 | £35,722 |
| Year 4 | £38,551 | £8,483 | £13,650 | £0 | £3,119 | £13,299 | £49,021 |
| Year 5 | £39,708 | £8,738 | £13,650 | £0 | £3,291 | £14,029 | £63,050 |
Disposal gain (gross)-£20,495
CGT£0
Net Disposal proceeds£301,414
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 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 approvable77% 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 78% (179 decisions)
- this council refuses HMOs that would sandwich a family home between two HMOs — check both adjoining properties
- 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
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
⚠️ Selective Licensing in scope
Additional HMO — city-wide
Rates as of May 2026
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
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 cohortCV5 6BU · 5 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Birmingham City · 24.8 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 · 1335 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£9,345–£17,355
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£14,685–£28,035
Guide rates · UK May 2026
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 history243d on marketno cuts yet
Strategy matrix
Council lease wins — +£942/mo · £97/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 | 12.60% | +£844 | £117,109 | 53.8% | Low | Feasible |
| Housing-benefit rent | 4.27% | -£599 | £117,109 | -24.8% | Med | Feasible |
| ⭐ Council lease | 12.60% | +£942 | £117,109 | 54.1% | Low | Feasible |
| Refurb & refinance | 12.60% | +£844 | £139,813 | 45.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£199 | £330,613 | 2% | Med | Feasible |
| Rent by the room | 12.13% | -£1,175 | £159,109 | -35.6% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Coventry · cap £997/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Coventry
- LHA monthly cap:
- £997
- Scheme type:
- nominee
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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
-£963/mo cash flow vs Rent it out if converted to Rent by the room
10.29% Return before costs on price converted vs 12.60% as-is
Room mix (5 lettable rooms)
3× Double @ £589/mo1× Single @ £472/mo1× En-suite @ £592/mo
≈ £2,831/mo gross room income
As-is Rent it out
Monthly profit+£882
Return before costs on price12.60%
Cash needed£81,898
If converted to Rent by the room
Monthly profit-£81
Return before costs on price10.29%
Cash needed£97,898
Δ vs Rent it out Monthly profit-£963
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 · 77% 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 78% (179 decisions)
≈0.0% within 100 m vs 10% policy
£77,025–£144,300full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 3 × bathroom£18,450–£33,825
- Rewire£5,340–£9,345
- Replumb£4,005–£8,010
- Windows£13,350–£24,030
- Paint + decor£10,680–£20,025
- Flooring£16,020–£30,705
Based on 3352 HMO comps within 863 m
Comparables
sold within 0.5 miWide · CV 20.2%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
HMO - 30.9.23
≈0.0% within 100 m vs 10% policy
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- GoodHearsall Community AcademyPrimary · Academy sponsor led · CV5 6LR
- Not ratedEarlsdon Primary SchoolPrimary · Community school · CV5 6FZ
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£35,280
Section 24 credit£0
Annual tax due£2,635
Post-tax Monthly profit annual£9,875
Exit costs
Projected sale price (5y · 2%/yr growth)£309,143
Capital gain (pre-CGT)£29,143
Sale costs (~2.5%)£7,729
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£63,050
Rates as of Oct 2024
Acquisition costs
£117,109cash neededPurchase price£280,000
Deposit (25%)£70,000
Stamp duty+5% additional-property surcharge£18,000
Refurb£21,759
Legal + survey£2,150
Mortgage fees£5,200
Total cash neededdeposit + costs (loan covers the rest)£117,109
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
This spacious five-bedroom semi-detached family home is set within a well-established and popular residential area of Canley, Coventry, offering generous and flexible accommodation ideally suited to growing or multi-generational families. Available with no upward chain, the property provides an excellent opportunity to secure a substantial home in a convenient and family-friendly location.
The property is approached via a driveway providing off-road parking, complemented by…
Floor plans
Listing metarightmove · Sheldon Bosley Knight
About this listing
243 days · RightmovePrice history
5-year price trend
Monthly profit
+£844
Cash needed
£117K
Return after costs
8.65%
IRR
9.32%
Listed 243d ago
Burnsall Grove, Coventry, CV5
semi-detached · 5 bed · 3 bath · 1,335 sqft
£280,000
est £2,940 · 12.60% gross
Priced below market
1 / 29
84/100
Strong
12.60% — verify the rent + comps locally.
Priced below market -46% vs 12 nearby sold (last 12 mo)
Monthly profit +£844/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
12.60% Return before costs — above-market
11.7% Rent by the room Return before costs — conversion play
Price
£280K
46% below sold comps
Return before costs
12.60%
est rent £2,940/monot enough comparablesRange £2,352–£3,675/mo (Q1–Q3)
Bedrooms
5
3 bath
Energy rating
—
Energy rating
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: £2,352–£3,675/mo · n=5
Financing
DepositYour cash in — the rest is the mortgage25% · £70,000
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 (£16,319–£30,463 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £210,000 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
+£844
after mortgage, operating costs & tax
Rent in£2,940/mo gross
£2,827/mo collected · £113/mo lost to voids
Where it goes
£1,138Mortgage£647Costs£844Your profit
£844/mo left as profit · 30% of rent kept
Mortgage£1,138
Costs£647
Management£294
Maintenance£67
Insurance£28
CapEx reserve£147
Voids + council tax£7
Ltd co. accounts£104
Tax£198
Profit+£844
Returns
Return before costs on price12.60%
Cash return on cash8.65%
Gross margin£2,180
Cash needed£117,109
Monthly profit payback11y 7m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.49
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Coventry · cap £997/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Coventry
- LHA monthly cap:
- £997
- Scheme type:
- nominee
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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 | £35,280 | £7,763 | £13,650 | £0 | £2,635 | £11,232 | £11,232 |
| Year 2 | £36,338 | £7,996 | £13,650 | £0 | £2,791 | £11,901 | £23,132 |
| Year 3 | £37,429 | £8,236 | £13,650 | £0 | £2,953 | £12,589 | £35,722 |
| Year 4 | £38,551 | £8,483 | £13,650 | £0 | £3,119 | £13,299 | £49,021 |
| Year 5 | £39,708 | £8,738 | £13,650 | £0 | £3,291 | £14,029 | £63,050 |
Rent by the room upside
What we verified
5007
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 · 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 miWide · CV 20.2%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,730
Annual rental tax£2,377
CGT yr 5£0 · company level
5y net total£63,050
Acquisition costs
25% deposit£70,000
Stamp duty£18,000
Refurb£21,759
Legal + survey£2,150
Mortgage + broker£5,200
Cash needed£117,109
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
This spacious five-bedroom semi-detached family home is set within a well-established and popular residential area of Canley, Coventry, offering generous and flexible accommodation ideally suited to growing or multi-generational families. Available with no upward chain, the property provides an excellent opportunity to secure a substantial home in a convenient and family-friendly location.
The property is approached via a driveway providing off-road parking, complemented by…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice