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Year 5 disposal
⊞ View all 5
26/ 100
Weak
7.59% Rent by the room return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£470/mo — significantly negative — real recurring drain
- -3.9% 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
−£470/mo
You top up £470/mo
Price
£395K
No local sold comps to compare
Return · IRR
-3.9%/yr
Loses money over 5 years
Cash to get in
£157K
Deposit + fees + refurb
Return before costs on price · Rent by the room 7.59%5-yr return on cash -13%Rent est. £1,695 (£1,574–£1,825)
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: £1,574–£1,825/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £98,750
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 (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £296,250 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
-£470
after mortgage, operating costs & tax
Rent in£1,695/mo gross
£1,630/mo collected · £65/mo lost to voids
Where it goes
£1,605Mortgage£495Costs
Outgoings exceed rent — you top up £470/mo
Mortgage£1,605
Costs£495
Management£170
Maintenance£100
Insurance£28
CapEx reserve£85
Voids + council tax£9
Ltd co. accounts£104
Tax—
Shortfall−£470
Returns
Return before costs on price5.15%
Cash return on cash-3.60%
Gross margin£1,134
Cash needed£156,783
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.02
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 | £20,340 | £5,944 | £19,256 | £0 | £0 | -£4,860 | -£4,860 |
| Year 2 | £20,950 | £6,122 | £19,256 | £0 | £0 | -£4,428 | -£9,289 |
| Year 3 | £21,579 | £6,306 | £19,256 | £0 | £0 | -£3,984 | -£13,272 |
| Year 4 | £22,226 | £6,495 | £19,256 | £0 | £0 | -£3,525 | -£16,798 |
| Year 5 | £22,893 | £6,690 | £19,256 | £0 | £0 | -£3,053 | -£19,851 |
Disposal gain (gross)-£20,899
CGT£0
Net Disposal proceeds£425,209
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
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
From listing descriptionBand 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 cohortWR4 · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Birmingham · 33 km
Reason
4-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
4-bed · 2-bath · 1170 sqft
£32k–£62k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£8,190–£15,210
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,870–£24,570
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 history30d on marketno cuts yet
Strategy matrix
Rent it out wins — -£470/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 | 5.15% | -£470 | £156,783 | -12.7% | Low | Feasible |
| Housing-benefit rent | 3.01% | -£1,108 | £156,783 | -38.1% | Med | Feasible |
| Council lease | 0.00% | -£1,837 | £156,783 | -70.8% | Low | Feasible |
| Refurb & refinance | 5.15% | -£470 | £184,316 | -10.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£232 | £453,891 | 4% | Med | Feasible |
| Rent by the room | 7.59% | -£1,655 | £190,783 | -45.6% | — | 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
-£160/mo cash flow vs Rent it out if converted to Rent by the room
7.29% Return before costs on price converted vs 5.15% as-is
Room mix (4 lettable rooms)
3× Double @ £594/mo1× En-suite @ £718/mo
≈ £2,498/mo gross room income
As-is Rent it out
Monthly profit-£370
Return before costs on price5.15%
Cash needed£110,648
If converted to Rent by the room
Monthly profit-£530
Return before costs on price7.29%
Cash needed£126,648
Δ vs Rent it out Monthly profit-£160
Show conversion detail
Conversion cost estimate
£26,000
Range: £20,000 – £34,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£60,990–£114,230full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£4,680–£8,190
- Replumb£3,510–£7,020
- Windows£11,700–£21,060
- Paint + decor£8,190–£15,210
- Flooring£12,870–£24,570
Based on 263 HMO comps within 4.9 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
Tax treatment
Annual gross rent£20,340
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£5,643
Exit costs
Projected sale price (5y · 2%/yr growth)£436,112
Capital gain (pre-CGT)£41,112
Sale costs (~2.5%)£10,903
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-£19,851
Rates as of Oct 2024
Acquisition costs
£156,783cash neededPurchase price£395,000
Deposit (25%)£98,750
Stamp duty+5% additional-property surcharge£29,500
Refurb£19,458
Legal + survey£2,150
Mortgage fees£6,925
Total cash neededdeposit + costs (loan covers the rest)£156,783
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
Front Page
In Need Of Refurbishment A Detached Four Bedroomed Property Situated In A Cul-De-Sac Location. Benefitting From Double Garage, Enclosed Garden And A Convenient Location. Energy Rating "D" No Onward Chain
Location
Situated in the ever popular residential region of Warndon Villages. The property is close to Worcestershire Royal Hospital with Supermarkets also nearby. Road links give excellent access to surrounding retail parks and for the commuter the M5 is a s…
Floor plans
Nearby active comparables3 rentals
Comparable rentals
WR4 · same beds + typeMedian nearby: £1,800/mo · 3 of 3 already let+£105 vs our est
- Ludlow Avenue, Worcester, Worcestersh…Let4b£1,800/moMay 2026
- Perrins Way, WorcesterLet4b£2,500/moMay 2026
- Carisbrooke Avenue, Warndon VillagesLet4b£1,650/moMay 2026
Other deals nearby
WR4 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metaonthemarket · John Goodwin - Malvern
About this listing
30 days · OnTheMarketPrice history
5-year price trend
Monthly profit
−£470
Cash needed
£157K
Return after costs
-3.60%
IRR
-3.95%
Listed 30d ago
Amos Gardens, Worcester, Worcestershire, WR4, Worcester, WR4
detached · 4 bed · 2 bath
£395,000
est £1,695 · 5.15% gross
EPC D
1 / 5
26/100
Marginal
7.59% — verify the rent + comps locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£395K
Return before costs (best)
7.59%
Rent by the room
Bedrooms
4
2 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: £1,574–£1,825/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £98,750
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 (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £296,250 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
-£470
after mortgage, operating costs & tax
Rent in£1,695/mo gross
£1,630/mo collected · £65/mo lost to voids
Where it goes
£1,605Mortgage£495Costs
Outgoings exceed rent — you top up £470/mo
Mortgage£1,605
Costs£495
Management£170
Maintenance£100
Insurance£28
CapEx reserve£85
Voids + council tax£9
Ltd co. accounts£104
Tax—
Shortfall−£470
Returns
Return before costs on price5.15%
Cash return on cash-3.60%
Gross margin£1,134
Cash needed£156,783
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.02
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 | £20,340 | £5,944 | £19,256 | £0 | £0 | -£4,860 | -£4,860 |
| Year 2 | £20,950 | £6,122 | £19,256 | £0 | £0 | -£4,428 | -£9,289 |
| Year 3 | £21,579 | £6,306 | £19,256 | £0 | £0 | -£3,984 | -£13,272 |
| Year 4 | £22,226 | £6,495 | £19,256 | £0 | £0 | -£3,525 | -£16,798 |
| Year 5 | £22,893 | £6,690 | £19,256 | £0 | £0 | -£3,053 | -£19,851 |
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,851
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£19,851
Acquisition costs
25% deposit£98,750
Stamp duty£29,500
Refurb£19,458
Legal + survey£2,150
Mortgage + broker£6,925
Cash needed£156,783
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 copyOnTheMarket
Front Page
In Need Of Refurbishment A Detached Four Bedroomed Property Situated In A Cul-De-Sac Location. Benefitting From Double Garage, Enclosed Garden And A Convenient Location. Energy Rating "D" No Onward Chain
Location
Situated in the ever popular residential region of Warndon Villages. The property is close to Worcestershire Royal Hospital with Supermarkets also nearby. Road links give excellent access to surrounding retail parks and for the commuter the M5 is a s…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice