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Year 5 disposal
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84/ 100
Strong
8.45% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Monthly profit +£318/mo from completion — the no.1 reason to invest
- 8.45% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
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
+£318/mo
Pays you every month, net of costs
Price
£350K
No local sold comps to compare
Return · IRR
2.2%/yr
Modest annualised return
Cash to get in
£220K
Deposit + fees + refurb
Return before costs on price 8.45%5-yr return on cash 13%Rent est. £2,466 (£1,991–£3,054)
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: £1,991–£3,054/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £87,500
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 (£73,977–£138,090 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £262,500 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 £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£318
after mortgage, operating costs & tax
Rent in£2,466/mo gross
£2,371/mo collected · £95/mo lost to voids
Where it goes
£1,422Mortgage£557Costs
£318/mo left as profit · 13% of rent kept
Mortgage£1,422
Costs£557
Management£247
Maintenance£50
Insurance£28
CapEx reserve£123
Voids + council tax£5
Ltd co. accounts£104
Tax£75
Profit+£318
Returns
Return before costs on price8.45%
Cash return on cash1.74%
Gross margin£1,814
Cash needed£219,536
Monthly profit payback57y 7m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.67
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 | £29,592 | £6,683 | £17,063 | £0 | £1,111 | £4,735 | £4,735 |
| Year 2 | £30,480 | £6,884 | £17,063 | £0 | £1,241 | £5,292 | £10,028 |
| Year 3 | £31,394 | £7,090 | £17,063 | £0 | £1,376 | £5,865 | £15,893 |
| Year 4 | £32,336 | £7,303 | £17,063 | £0 | £1,514 | £6,456 | £22,349 |
| Year 5 | £33,306 | £7,522 | £17,063 | £0 | £1,657 | £7,064 | £29,414 |
Disposal gain (gross)-£99,018
CGT£0
Net Disposal proceeds£376,768
What we verified
What we verified
30093 ok · 0 caution · 0 fail · 9 unknown
Legal & planning
LeaseholdAsk agent
Tenure & planningAsk agent
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 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 cohortCV4 · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Birmingham City · 20.9 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 · 3-bath · 1170 sqft
£35k–£68k
£ per sqft
building cost only
£30–£58
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 3 × bathroom · Full strip + retile£9,975–£19,950
- 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 history7d on marketno cuts yet
Strategy matrix
Rent it out wins — +£318/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 | 8.45% | +£318 | £219,536 | 13.4% | Low | Feasible |
| Housing-benefit rent | 6.34% | -£221 | £219,536 | -0.0% | Med | Feasible |
| Council lease | 0.00% | -£1,604 | £219,536 | -44.1% | Low | Feasible |
| Refurb & refinance | 8.45% | +£318 | £276,490 | 10.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£182 | £515,240 | -17% | Med | Feasible |
| Rent by the room | 8.01% | -£555 | £219,536 | -8.4% | — | 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
-£704/mo cash flow vs Rent it out if converted to Rent by the room
8.23% Return before costs on price converted vs 8.45% as-is
As-is Rent it out
Monthly profit+£349
Return before costs on price8.45%
Cash needed£99,398
If converted to Rent by the room
Monthly profit-£354
Return before costs on price8.23%
Cash needed£115,398
Δ vs Rent it out Monthly profit-£704
Show conversion detail
Conversion cost estimate
£24,200
Range: £17,600 – £33,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£75,730–£141,885full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 3 × bathroom£18,450–£33,825
- Rewire£5,200–£9,100
- Replumb£3,900–£7,800
- Windows£13,000–£23,400
- Paint + decor£10,400–£19,500
- Flooring£15,600–£29,900
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Tax treatment
Annual gross rent£29,592
Section 24 credit£0
Annual tax due£1,111
Post-tax Monthly profit annual£3,597
Exit costs
Projected sale price (5y · 2%/yr growth)£386,428
Capital gain (pre-CGT)£36,428
Sale costs (~2.5%)£9,661
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£29,414
Rates as of Oct 2024
Acquisition costs
£219,536cash neededPurchase price£350,000
Deposit (25%)£87,500
Stamp duty+5% additional-property surcharge£25,000
Refurb£98,636
Legal + survey£2,150
Mortgage fees£6,250
Total cash neededdeposit + costs (loan covers the rest)£219,536
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
See the brochure section below for comprehensive overview of the property and location.
We have built the Key Facts for Buyers Guide to give you information on local schools with their ratings, satellite view so that you can see the surrounding areas, as well as local and major transport connections, and much more.
On the viewing we will provide additional information on the property and the area so that you can make an informed decision.
Refurbishments and Features
Downs…
Floor plans
Nearby active comparables5 deals
Comparable rentals
CV4 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metaonthemarket · Bayzos - Coventry
About this listing
7 days · OnTheMarketPrice history
5-year price trend
Monthly profit
+£318
Cash needed
£220K
Return after costs
1.74%
IRR
2.21%
Listed 7d ago
Astoria Drive, Coventry, CV4, Coventry, CV4
terraced · 4 bed · 3 bath
£350,000
est £2,466 · 8.45% gross
1 / 5
84/100
Strong
8.45% — verify the rent + comps locally.
Monthly profit +£318/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.45% Return before costs — above-market
Price
£350K
Return before costs
8.45%
est rent £2,466/monot enough comparablesRange £1,991–£3,054/mo (Q1–Q3)
Bedrooms
4
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: £1,991–£3,054/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £87,500
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 (£73,977–£138,090 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £262,500 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 £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£318
after mortgage, operating costs & tax
Rent in£2,466/mo gross
£2,371/mo collected · £95/mo lost to voids
Where it goes
£1,422Mortgage£557Costs
£318/mo left as profit · 13% of rent kept
Mortgage£1,422
Costs£557
Management£247
Maintenance£50
Insurance£28
CapEx reserve£123
Voids + council tax£5
Ltd co. accounts£104
Tax£75
Profit+£318
Returns
Return before costs on price8.45%
Cash return on cash1.74%
Gross margin£1,814
Cash needed£219,536
Monthly profit payback57y 7m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.67
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 | £29,592 | £6,683 | £17,063 | £0 | £1,111 | £4,735 | £4,735 |
| Year 2 | £30,480 | £6,884 | £17,063 | £0 | £1,241 | £5,292 | £10,028 |
| Year 3 | £31,394 | £7,090 | £17,063 | £0 | £1,376 | £5,865 | £15,893 |
| Year 4 | £32,336 | £7,303 | £17,063 | £0 | £1,514 | £6,456 | £22,349 |
| Year 5 | £33,306 | £7,522 | £17,063 | £0 | £1,657 | £7,064 | £29,414 |
Rent by the room upside
What we verified
4008
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeAsk agent
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 / 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£3,413
Annual rental tax£895
CGT yr 5£0 · company level
5y net total£29,414
Acquisition costs
25% deposit£87,500
Stamp duty£25,000
Refurb£98,636
Legal + survey£2,150
Mortgage + broker£6,250
Cash needed£219,536
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
See the brochure section below for comprehensive overview of the property and location.
We have built the Key Facts for Buyers Guide to give you information on local schools with their ratings, satellite view so that you can see the surrounding areas, as well as local and major transport connections, and much more.
On the viewing we will provide additional information on the property and the area so that you can make an informed decision.
Refurbishments and Features
Downs…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice