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Year 5 disposal
⊞ View all 5
18/ 100
Weak
6.79% return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£290/mo — significantly negative — real recurring drain
- -5.5% 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
−£290/mo
You top up £290/mo
Price
£154K
No local sold comps to compare
Return · IRR
-5.5%/yr
Loses money over 5 years
Cash to get in
£63K
Deposit + fees + refurb
Return before costs on price 6.79%5-yr return on cash -22%Rent est. £872 (£868–£876)
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: £868–£876/mo · n=19
Financing
DepositYour cash in — the rest is the mortgage25% · £38,500
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £115,500 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£290
after mortgage, operating costs & tax
Rent in£872/mo gross
£838/mo collected · £34/mo lost to voids
Where it goes
£626Mortgage£503Costs
Outgoings exceed rent — you top up £290/mo
Mortgage£626
Costs£503
Management£87
Maintenance£67
Insurance£20
CapEx reserve£44
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£290
Returns
Return before costs on price6.79%
Cash return on cash-5.53%
Gross margin£336
Cash needed£62,854
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.34
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 | £10,464 | £6,032 | £7,508 | £0 | £0 | -£3,075 | -£3,075 |
| Year 2 | £10,778 | £6,213 | £7,508 | £0 | £0 | -£2,942 | -£6,017 |
| Year 3 | £11,101 | £6,399 | £7,508 | £0 | £0 | -£2,805 | -£8,822 |
| Year 4 | £11,434 | £6,591 | £7,508 | £0 | £0 | -£2,664 | -£11,486 |
| Year 5 | £11,777 | £6,789 | £7,508 | £0 | £0 | -£2,519 | -£14,005 |
Disposal gain (gross)-£9,266
CGT£0
Net Disposal proceeds£165,778
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
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
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
Verify
Lender impact
No EWS1 / floor info in description. Buildings > 11 m need EWS1 or PAS 9980 — confirm height + status with the agent before offering.
Verify with lender
A1/A2 = mortgageable · B1 = mortgageable with plan · B2 = remediation required
RICS EWS1 guidance →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 profileMixed demand
Tenant profilelikely cohortWV4 · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Birmingham · 17.8 km
Reason
Mixed-demand area without a single dominant tenant cohort. Local lettings agent can clarify.
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
2-bed · 1-bath · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,670–£10,530
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,910–£17,010
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history25d on marketno cuts yet
Strategy matrix
Rent it out wins — -£290/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 | 6.79% | -£290 | £62,854 | -22.3% | Low | Feasible |
| Housing-benefit rent | 5.83% | -£440 | £62,854 | -35.1% | Med | Feasible |
| Council lease | 0.00% | -£992 | £62,854 | -96.8% | Low | Feasible |
| Refurb & refinance | 6.79% | -£290 | £74,860 | -18.7% | Med | Feasible |
| Short-stay let / Airbnb | 1.06% | -£957 | £62,854 | -93.1% | High | Feasible |
| Buy, improve & sell | 0.00% | -£366 | £179,350 | 3% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
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 let6% occupancy
£76/night ADR
Based on 3 short-let comps nearby
Rent by the room conversion upside
+£430/mo cash flow vs Rent it out if converted to Rent by the room
18.70% Return before costs on price converted vs 6.79% as-is
As-is Rent it out
Monthly profit-£97
Return before costs on price6.79%
Cash needed£50,398
If converted to Rent by the room
Monthly profit+£333
Return before costs on price18.70%
Cash needed£66,398
Δ vs Rent it out Monthly profit+£430
Show conversion detail
Cannot Rent by the room:Only 2 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Conversion cost estimate
£48,400
Range: £41,800 – £57,200
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.
£48,630–£91,735full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 1 × bathroom£6,150–£11,275
- Rewire£3,600–£6,300
- Replumb£2,700–£5,400
- Windows£9,000–£16,200
- Paint + decor£7,200–£13,500
- Flooring£10,800–£20,700
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
Dudley 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.
Tax treatment
Annual gross rent£10,464
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,478
Exit costs
Projected sale price (5y · 2%/yr growth)£170,028
Capital gain (pre-CGT)£16,028
Sale costs (~2.5%)£4,251
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-£14,005
Rates as of Oct 2024
Acquisition costs
£62,854cash neededPurchase price£154,000
Deposit (25%)£38,500
Stamp duty+5% additional-property surcharge£8,280
Refurb£10,764
Legal + survey£2,000
Mortgage fees£3,310
Total cash neededdeposit + costs (loan covers the rest)£62,854
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
The Property Situated on Charles Hayward Drive, this well-proportioned two-bedroom apartment offers a practical and contemporary layout, with two assigned parking spaces, and fibre internet installed making it an ideal choice for first-time buyers, couples, downsizers or investors.
The property centres around an impressive open-plan kitchen and living space measuring approximately 8.63m x 3.23m. This generous room provides excellent flexibility for both comfortable living an…
Floor plans
Listing metaonthemarket · Purplebricks - Covering Wolverhampton
About this listing
25 days · OnTheMarketPrice history
5-year price trend
Monthly profit
−£290
Cash needed
£63K
Return after costs
-5.53%
IRR
-5.51%
Listed 25d ago
Charles Hayward Drive, Wolverhampton, WV4, Wolverhampton, WV4
flat · 2 bed · 1 bath
£154,000
est £872 · 6.79% gross
1 / 5
18/100
Marginal
6.79% — verify the rent + comps locally.
6.79% Return before costs — around the area average for this property type.
Monthly profit −£290/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£154K
Return before costs
6.79%
est rent £872/monot enough comparablesRange £868–£876/mo (Q1–Q3)
Bedrooms
2
1 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: £868–£876/mo · n=19
Financing
DepositYour cash in — the rest is the mortgage25% · £38,500
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £115,500 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£290
after mortgage, operating costs & tax
Rent in£872/mo gross
£838/mo collected · £34/mo lost to voids
Where it goes
£626Mortgage£503Costs
Outgoings exceed rent — you top up £290/mo
Mortgage£626
Costs£503
Management£87
Maintenance£67
Insurance£20
CapEx reserve£44
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£290
Returns
Return before costs on price6.79%
Cash return on cash-5.53%
Gross margin£336
Cash needed£62,854
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.34
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
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 | £10,464 | £6,032 | £7,508 | £0 | £0 | -£3,075 | -£3,075 |
| Year 2 | £10,778 | £6,213 | £7,508 | £0 | £0 | -£2,942 | -£6,017 |
| Year 3 | £11,101 | £6,399 | £7,508 | £0 | £0 | -£2,805 | -£8,822 |
| Year 4 | £11,434 | £6,591 | £7,508 | £0 | £0 | -£2,664 | -£11,486 |
| Year 5 | £11,777 | £6,789 | £7,508 | £0 | £0 | -£2,519 | -£14,005 |
Rent by the room upside
What we verified
2307
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeLeasehold
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 heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,502
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£14,005
Acquisition costs
25% deposit£38,500
Stamp duty£8,280
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£3,310
Cash needed£62,854
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
The Property Situated on Charles Hayward Drive, this well-proportioned two-bedroom apartment offers a practical and contemporary layout, with two assigned parking spaces, and fibre internet installed making it an ideal choice for first-time buyers, couples, downsizers or investors.
The property centres around an impressive open-plan kitchen and living space measuring approximately 8.63m x 3.23m. This generous room provides excellent flexibility for both comfortable living an…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice