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Year 5 disposal
60/ 100
Solid
13.87% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 11.93% return before costs — above-market
- 13.9% Rent by the room return before costs (net 8.50% after CapEx + bills) — conversion play
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Monthly profit −£1,093/mo — heavily negative — needs monthly capital injection
- -11.4% 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
-11.4%/yr
Loses money over 5 years
Cash to get in
£119K
Deposit + fees + refurb
Return before costs on price · Rent by the room 13.87%5-yr return on cash -40%Rent est. £2,982 (£2,089–£4,257)
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: £2,089–£4,257/mo · n=5
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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
+£818
after mortgage, operating costs & tax
Rent in£2,982/mo gross
£2,867/mo collected · £115/mo lost to voids
Where it goes
£1,172Mortgage£685Costs£818Your profit
£818/mo left as profit · 29% of rent kept
Mortgage£1,172
Costs£685
Management£298
Maintenance£100
Insurance£28
CapEx reserve£149
Voids + council tax£6
Ltd co. accounts£104
Tax£192
Profit+£818
Returns
Return before costs on price11.93%
Cash return on cash7.25%
Gross margin£2,182
Cash needed£135,494
Monthly profit payback13y 10m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.35
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 | £41,604 | £37,453 | £14,063 | £0 | £0 | -£9,911 | -£9,911 |
| Year 2 | £42,852 | £38,577 | £14,063 | £0 | £0 | -£9,787 | -£19,698 |
| Year 3 | £44,138 | £39,734 | £14,063 | £0 | £0 | -£9,659 | -£29,357 |
| Year 4 | £45,462 | £40,926 | £14,063 | £0 | £0 | -£9,527 | -£38,883 |
| Year 5 | £46,826 | £42,154 | £14,063 | £0 | £0 | -£9,390 | -£48,274 |
Disposal gain (gross)-£14,946
CGT£0
Net Disposal proceeds£322,944
What we verified
What we verified
31073 ok · 1 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 · 2-bath · 1530 sqft
£38k–£74k
£ per sqft
building cost only
£25–£48
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- 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 history189d on marketno cuts yet
Strategy matrix
Rent it out wins — +£818/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 | 11.93% | +£818 | £135,494 | 45.4% | Low | Feasible |
| Housing-benefit rent | 4.39% | -£589 | £135,494 | -20.5% | Med | Feasible |
| Council lease | 0.00% | -£1,404 | £135,494 | -62.8% | Low | Feasible |
| Refurb & refinance | 11.93% | +£818 | £163,632 | 37.6% | Med | Feasible |
| Short-stay let / Airbnb | 9.11% | -£37 | £135,494 | 1.1% | High | Feasible |
| Buy, improve & sell | 0.00% | -£232 | £368,132 | -1% | Med | Feasible |
| Rent by the room | 13.87% | -£1,093 | £119,390 | -40.4% | — | Feasible |
Short-let (SA) context333 active short-lets nearby
Short-let market context
- 333 active short-let listings in this postcode
- Superhosts earn -24.8% premium here
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 let54% occupancy
£138/night ADR
Based on 82 short-let comps nearby
Rent by the room conversion upside
-£1,006/mo cash flow vs Rent it out if converted to Rent by the room
9.60% Return before costs on price converted vs 11.93% as-is
£300k → 8-bed HMO @ ~£537/room: £4,340 pcm gross, ~£2,497 pcm net (8.9% net on £338k all-in incl. ~£16k works); GDV ~£352k → refinance releases ~£39k (~£74k left in)
medium confidence
Unlocks ~£13,868/yr extra rent
6 → 8 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 9 habitable rooms (6 beds + 3 reception(s)) in 143 m²; convert 2 spare room(s) to bedrooms, keeping one reception as the lounge → up to 8 lettable rooms (2 double, 0 single); sized to Walsall adopted standard (6.51/11 m²; Minimum HMO Standards Walsall (February 2018)); kitchen 7.0 m² is below the ~13.0 m² standard for 8 occupants — extend/relocate kitchen within the works; adds ~£1,156/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.
6 → 8 bed HMO+2 doubles
HMO licence7+ = planning required
Sized to Walsall'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 @ £562/mo1× En-suite @ £656/mo
≈ £3,467/mo gross room income
As-is Rent it out
Monthly profit+£847
Return before costs on price11.93%
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-£1,006
+2 rooms (8 total)
Monthly profit+£1,173
Return before costs on price18.49%
Cash needed£122,898
Extra rent+£1,156/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
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 40% (10 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.
£73,590–£137,630full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- 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 162 HMO comps within 4.7 km
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
No coordinates available — verify address with the agent.
Transport score100 / 100
Walsall 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
- GoodAlumwell Infant SchoolPrimary · Community school · WS2 9UP
- GoodAlumwell Junior SchoolPrimary · Community school · WS2 9UP
- Requires improvementHillary Primary SchoolPrimary · Academy converter · WS2 9BP
- Not ratedBescot HallNot applicable · Other independent special school · WS2 9TY
- Not ratedAlumwell Nursery SchoolNursery · Local authority nursery school · WS2 9UP
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£35,784
Section 24 credit£0
Annual tax due£2,565
Post-tax Monthly profit annual£9,559
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£61,576
Rates as of Oct 2024
Acquisition costs
£119,390cash neededPurchase price£300,000
Deposit (25%)£75,000
Stamp duty+5% additional-property surcharge£20,000
Refurb£15,740
Legal + survey£2,150
Mortgage fees£5,500
Total cash neededdeposit + costs (loan covers the rest)£119,390
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
PERFECT INVESTMENT OPPORTUNITY 12% YIELDHMO
This size able detached property on Bescot Road presents a strong value add investment opportunity, offering six self contained HMO units. The property currently holds a valid HMO licence, making it an attractive option for investors seeking immediate income with compliance already in place. The existing layout provides six bedrooms and six bathrooms, giving a solid foundation for modernisation and future uplift.
Although fully fu…
Listing metarightmove · Bairstow Eves
About this listing
189 days · RightmovePrice history
No price history available.
Monthly profit
+£818
Cash needed
£135K
Return after costs
7.25%
IRR
7.83%
Listed 189d ago
6 bedroom detached house for sale
detached · 6 bed
£300,000
est £2,982 · 11.93% gross
84/100
Strong
13.87% Rent by the room strategy — market rent unverified, verify locally.
Monthly profit +£818/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
11.93% Return before costs — above-market
13.9% Rent by the room Return before costs — conversion play
Price
£300K
Return before costs (best)
13.87%
Rent by the room
Bedrooms
6
— 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: £2,089–£4,257/mo · n=5
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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
+£818
after mortgage, operating costs & tax
Rent in£2,982/mo gross
£2,867/mo collected · £115/mo lost to voids
Where it goes
£1,172Mortgage£685Costs£818Your profit
£818/mo left as profit · 29% of rent kept
Mortgage£1,172
Costs£685
Management£298
Maintenance£100
Insurance£28
CapEx reserve£149
Voids + council tax£6
Ltd co. accounts£104
Tax£192
Profit+£818
Returns
Return before costs on price11.93%
Cash return on cash7.25%
Gross margin£2,182
Cash needed£135,494
Monthly profit payback13y 10m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.35
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context333 active short-lets nearby
Short-let market context
- 333 active short-let listings in this postcode
- Superhosts earn -24.8% premium here
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 | £35,784 | £8,222 | £14,063 | £0 | £2,565 | £10,935 | £10,935 |
| Year 2 | £36,858 | £8,468 | £14,063 | £0 | £2,722 | £11,605 | £22,540 |
| Year 3 | £37,963 | £8,722 | £14,063 | £0 | £2,884 | £12,294 | £34,834 |
| Year 4 | £39,102 | £8,984 | £14,063 | £0 | £3,051 | £13,005 | £47,839 |
| Year 5 | £40,275 | £9,253 | £14,063 | £0 | £3,222 | £13,737 | £61,576 |
Rent by the room upside
What we verified
3105
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£2,303
CGT yr 5£0 · company level
5y net total£61,576
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
PERFECT INVESTMENT OPPORTUNITY 12% YIELDHMO
This size able detached property on Bescot Road presents a strong value add investment opportunity, offering six self contained HMO units. The property currently holds a valid HMO licence, making it an attractive option for investors seeking immediate income with compliance already in place. The existing layout provides six bedrooms and six bathrooms, giving a solid foundation for modernisation and future uplift.
Although fully fu…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice