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Year 5 disposal
⊞ View all 20
37/ 100
Weak
10.08% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 10.1% Rent by the room return before costs (net 5.51% after CapEx + bills) — conversion play
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£68/mo — mildly negative — equity build may cover
- -0.5% 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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£68/mo
You top up £68/mo
Price vs market
Above comparable sales
+10% vs 12 sold
Return · IRR
-0.5%/yr
Loses money over 5 years
Cash to get in
£92K
Deposit + fees + refurb
Price £220KReturn before costs on price · Rent by the room 10.08%5-yr return on cash 2%Rent est. £1,263 (£1,217–£1,311)
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: £1,217–£1,311/mo · n=33
Financing
DepositYour cash in — the rest is the mortgage25% · £55,000
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 (£13,223–£24,682 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £165,000 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
-£68
after mortgage, operating costs & tax
Rent in£1,263/mo gross
£1,214/mo collected · £49/mo lost to voids
Where it goes
£894Mortgage£389Costs
Outgoings exceed rent — you top up £68/mo
Mortgage£894
Costs£389
Management£126
Maintenance£50
Insurance£28
CapEx reserve£63
Voids + council tax£5
Ltd co. accounts£104
Selective licensing£12
Tax—
Shortfall−£68
Returns
Return before costs on price6.89%
Cash return on cash-0.90%
Gross margin£825
Cash needed£91,530
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.36
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 | £15,156 | £4,669 | £10,725 | £0 | £0 | -£238 | -£238 |
| Year 2 | £15,611 | £4,809 | £10,725 | £0 | £15 | £62 | -£176 |
| Year 3 | £16,079 | £4,953 | £10,725 | £0 | £76 | £325 | £149 |
| Year 4 | £16,561 | £5,102 | £10,725 | £0 | £140 | £595 | £743 |
| Year 5 | £17,058 | £5,255 | £10,725 | £0 | £205 | £873 | £1,616 |
Disposal gain (gross)-£15,405
CGT£0
Net Disposal proceeds£236,825
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
Uncertain50% 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 49% (410 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
Selective: 25 of 69 wards (Aston, Sparkbrook, Ladywood, Edgbaston etc.)
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 cohortB9 5ES · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Birmingham City · 2.5 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
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
3-bed · 1-bath · 990 sqft
£25k–£49k
£ per sqft
building cost only
£25–£49
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,930–£12,870
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,890–£20,790
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Check council
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 history204d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£122,000 in 2008 → £220,000 asking
+80.3%in 18y
- 2008£122,000—
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 — +£414/mo · £323/mo ahead of Council lease
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 6.89% | -£68 | £91,530 | 1.8% | Low | Feasible |
| Housing-benefit rent | 4.49% | -£475 | £91,530 | -25.0% | Med | Feasible |
| Council lease | 6.89% | +£91 | £91,530 | 9.2% | Low | Feasible |
| Refurb & refinance | 6.89% | -£56 | £109,582 | 2.1% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 15.27% | +£414 | £91,530 | 31.9% | High | Feasible |
| Buy, improve & sell | 0.00% | -£182 | £259,282 | 2% | Med | Feasible |
| Rent by the room | 10.08% | -£953 | £115,400 | -41.8% | — | Feasible |
Short-let (SA) context355 active short-lets nearby
Short-let market context
- 355 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Birmingham · cap £823/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Birmingham
- LHA monthly cap:
- £823
- 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
Local lettings demandby strategyLive area data
Short-stay let71% occupancy
£129/night ADR
Based on 35 short-let comps nearby
Rent by the room conversion upside
+£161/mo cash flow vs Rent it out if converted to Rent by the room
13.09% Return before costs on price converted vs 6.89% as-is
Room mix (3 lettable rooms)
1× Double @ £637/mo1× Single @ £527/mo1× En-suite @ £685/mo
≈ £1,848/mo gross room income
As-is Rent it out
Monthly profit-£37
Return before costs on price6.89%
Cash needed£66,898
If converted to Rent by the room
Monthly profit+£124
Return before costs on price13.09%
Cash needed£82,898
Δ vs Rent it out Monthly profit+£161
Show conversion detail
Conversion cost estimate
£52,800
Range: £46,200 – £61,600
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Uncertain · 50% 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 49% (410 decisions)
≈0.0% within 100 m vs 10% policy
£56,030–£105,535full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 1 × bathroom£6,150–£11,275
- Rewire£4,400–£7,700
- Replumb£3,300–£6,600
- Windows£11,000–£19,800
- Paint + decor£8,800–£16,500
- Flooring£13,200–£25,300
Based on 2027 HMO comps within 1.1 km
Comparables
sold within 0.5 miWide · CV 44.6%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
CITY WIDE HMO
≈0.0% within 100 m vs 10% policy
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- OutstandingWyndcliffe Primary SchoolPrimary · Academy sponsor led · B9 5BG
- GoodWaverley SchoolAll-through · Academy converter · B9 5QA
- GoodBordesley Green Primary SchoolPrimary · Community school · B9 5XX
- Not ratedAlston Primary SchoolPrimary · Academy sponsor led · B9 5UN
- Not ratedWaverley Studio CollegeSecondary · Studio schools · B9 5SX
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£15,156
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£821
Exit costs
Projected sale price (5y · 2%/yr growth)£242,898
Capital gain (pre-CGT)£22,898
Sale costs (~2.5%)£6,072
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£1,616
Rates as of Oct 2024
Acquisition costs
£91,530cash neededPurchase price£220,000
Deposit (25%)£55,000
Stamp duty+5% additional-property surcharge£12,900
Refurb£17,630
Legal + survey£1,700
Mortgage fees£4,300
Total cash neededdeposit + costs (loan covers the rest)£91,530
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Mid terrace family home, comprising of two reception rooms, kitchen, downstairs bathroom, three bedrooms and usable loft space. The property also benefits from rear garden, double glazing (where specified) and central heating (where specified)
Floor plans
Nearby active comparables2 rentals
Comparable rentals
B9 · same beds + typeMedian nearby: £1,225/mo · 2 of 2 already let-£38 vs our est
- Pretoria Road, Bordesley Green Birmin…Let3b£1,250/moMay 2026
- Fordrough Lane, Bordesley Green, B9Let3b£1,200/moMay 2026
Other deals nearby
B9 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Dixons
About this listing
204 days · RightmovePrice history
5-year price trend
Monthly profit
−£68
Cash needed
£92K
Return after costs
-0.90%
IRR
-0.51%
Listed 204d ago
18, PALACE ROAD, BORDESLEY GREEN, BIRMINGHAM, B9 5ES
terraced · 3 bed · 1 bath · 1,130 sqft (EPC)
£220,000
est £1,263 · 6.89% gross
EPC D
1 / 20
37/100
Marginal
10.08% Rent by the room strategy — market rent unverified, verify locally.
10.1% Rent by the room Return before costs — conversion play
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£220K
10% above sold comps
Return before costs (best)
10.08%
Rent by the room
Bedrooms
3
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: £1,217–£1,311/mo · n=33
Financing
DepositYour cash in — the rest is the mortgage25% · £55,000
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 (£13,223–£24,682 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £165,000 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
-£68
after mortgage, operating costs & tax
Rent in£1,263/mo gross
£1,214/mo collected · £49/mo lost to voids
Where it goes
£894Mortgage£389Costs
Outgoings exceed rent — you top up £68/mo
Mortgage£894
Costs£389
Management£126
Maintenance£50
Insurance£28
CapEx reserve£63
Voids + council tax£5
Ltd co. accounts£104
Selective licensing£12
Tax—
Shortfall−£68
Returns
Return before costs on price6.89%
Cash return on cash-0.90%
Gross margin£825
Cash needed£91,530
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.36
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context355 active short-lets nearby
Short-let market context
- 355 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Birmingham · cap £823/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Birmingham
- LHA monthly cap:
- £823
- 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 | £15,156 | £4,669 | £10,725 | £0 | £0 | -£238 | -£238 |
| Year 2 | £15,611 | £4,809 | £10,725 | £0 | £15 | £62 | -£176 |
| Year 3 | £16,079 | £4,953 | £10,725 | £0 | £76 | £325 | £149 |
| Year 4 | £16,561 | £5,102 | £10,725 | £0 | £140 | £595 | £743 |
| Year 5 | £17,058 | £5,255 | £10,725 | £0 | £205 | £873 | £1,616 |
Rent by the room upside
What we verified
5106
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
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 heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 44.6%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,145
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£1,616
Acquisition costs
25% deposit£55,000
Stamp duty£12,900
Refurb£17,630
Legal + survey£1,700
Mortgage + broker£4,300
Cash needed£91,530
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
Mid terrace family home, comprising of two reception rooms, kitchen, downstairs bathroom, three bedrooms and usable loft space. The property also benefits from rear garden, double glazing (where specified) and central heating (where specified)
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice