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Year 5 disposal
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59/ 100
Caution
9.95% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 9.95% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£90/mo — mildly negative — equity build may cover
- -3.3% 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
−£90/mo
You top up £90/mo
Price
£100K
No local sold comps to compare
Return · IRR
-3.3%/yr
Loses money over 5 years
Cash to get in
£36K
Deposit + fees + refurb
Return before costs on price 9.95%5-yr return on cash -6%Rent est. £829 (£842–£816)
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: £842–£816/mo · n=26
Financing
DepositYour cash in — the rest is the mortgage25% · £25,000
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £75,000 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£90
after mortgage, operating costs & tax
Rent in£829/mo gross
£797/mo collected · £32/mo lost to voids
Where it goes
£391Mortgage£496Costs
Outgoings exceed rent — you top up £90/mo
Mortgage£391
Costs£496
Management£83
Maintenance£67
Insurance£20
CapEx reserve£41
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£90
Returns
Return before costs on price9.95%
Cash return on cash-3.00%
Gross margin£301
Cash needed£35,850
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.96
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 | £9,948 | £5,954 | £4,688 | £0 | £0 | -£694 | -£694 |
| Year 2 | £10,246 | £6,133 | £4,688 | £0 | £0 | -£574 | -£1,268 |
| Year 3 | £10,554 | £6,317 | £4,688 | £0 | £0 | -£450 | -£1,718 |
| Year 4 | £10,870 | £6,506 | £4,688 | £0 | £0 | -£323 | -£2,041 |
| Year 5 | £11,197 | £6,702 | £4,688 | £0 | £0 | -£192 | -£2,234 |
Disposal gain (gross)-£702
CGT£0
Net Disposal proceeds£107,648
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
SchoolsNo postcode
Schools& Ofsted catchmentGIAS register
No schools indexed for this postcode sector.
Investor
Tenant profileMixed demand
Tenant profilelikely cohort2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Birmingham City · 21.5 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 history0d on marketno cuts yet
Strategy matrix
Rent it out wins — -£90/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 | 9.95% | -£90 | £35,850 | -6.2% | Low | Feasible |
| Housing-benefit rent | 7.46% | -£300 | £35,850 | -40.7% | Med | Feasible |
| Council lease | 0.00% | -£757 | £35,850 | -130.4% | Low | Feasible |
| Refurb & refinance | 9.95% | -£90 | £41,390 | -5.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £108,890 | 8% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
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
+£440/mo cash flow vs Rent it out if converted to Rent by the room
28.80% Return before costs on price converted vs 9.95% as-is
As-is Rent it out
Monthly profit+£64
Return before costs on price9.95%
Cash needed£36,898
If converted to Rent by the room
Monthly profit+£504
Return before costs on price28.80%
Cash needed£52,898
Δ vs Rent it out Monthly profit+£440
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
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 69% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- no local HMO decisions on record
≈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.
£31,866–£60,000full refurb + room split
⚠️ Capped at 60% of £100,000 asking (£60,000). Raw model: £42,690–£80,380. Verify with a surveyor before offering.
What's in this cost
- Kitchen£6,449–£12,899
- 1 × bathroom£4,255–£7,800
- Rewire£2,419–£4,232
- Replumb£1,814–£3,628
- Windows£6,046–£10,883
- Paint + decor£4,232–£7,860
- Flooring£6,651–£12,697
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
Wolverhampton 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£9,948
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,076
Exit costs
Projected sale price (5y · 2%/yr growth)£110,408
Capital gain (pre-CGT)£10,408
Sale costs (~2.5%)£2,760
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-£2,234
Rates as of Oct 2024
Acquisition costs
£35,850cash neededPurchase price£100,000
Deposit (25%)£25,000
Stamp duty+5% additional-property surcharge£5,000
Refurb£1,350
Legal + survey£2,000
Mortgage fees£2,500
Total cash neededdeposit + costs (loan covers the rest)£35,850
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
SUMMARY "A CHAIN FREE TWO BEDROOM MODERN BUILT APARTMENT IN A POPULAR RESIDENTIAL LOCATION" Comprising of communal entrance hall, internal entrance hall, modern entertainment style lounge. kitchen, two bedrooms and a bathroom. One allocated parking space and communal grounds.
DESCRIPTION Connells Wolverhampton are delighted to bring to the market this immaculately presented and CHAIN FREE two bedroom modern second floor apartment in a popular residential location. Viewing i…
Floor plans
Listing metaonthemarket · Connells - Wolverhampton
About this listing
OnTheMarketPrice history
No price history available.
Monthly profit
−£90
Cash needed
£36K
Return after costs
-3.00%
IRR
-3.30%
Stanley Road, Bushbury, Wolverhampton, Wolverhampton
flat · 2 bed · 1 bath
£100,000
est £829 · 9.95% gross
Chain free
1 / 5
59/100
Caution
9.95% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.95% Return before costs — above-market
Chain free
Price
£100K
Return before costs
9.95%
est rent £829/monot enough comparables
Bedrooms
2
1 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: £842–£816/mo · n=26
Financing
DepositYour cash in — the rest is the mortgage25% · £25,000
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £75,000 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£90
after mortgage, operating costs & tax
Rent in£829/mo gross
£797/mo collected · £32/mo lost to voids
Where it goes
£391Mortgage£496Costs
Outgoings exceed rent — you top up £90/mo
Mortgage£391
Costs£496
Management£83
Maintenance£67
Insurance£20
CapEx reserve£41
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£90
Returns
Return before costs on price9.95%
Cash return on cash-3.00%
Gross margin£301
Cash needed£35,850
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.96
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 | £9,948 | £5,954 | £4,688 | £0 | £0 | -£694 | -£694 |
| Year 2 | £10,246 | £6,133 | £4,688 | £0 | £0 | -£574 | -£1,268 |
| Year 3 | £10,554 | £6,317 | £4,688 | £0 | £0 | -£450 | -£1,718 |
| Year 4 | £10,870 | £6,506 | £4,688 | £0 | £0 | -£323 | -£2,041 |
| Year 5 | £11,197 | £6,702 | £4,688 | £0 | £0 | -£192 | -£2,234 |
Rent by the room upside
What we verified
2306
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 · OfstedNo postcode
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£938
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£2,234
Acquisition costs
25% deposit£25,000
Stamp duty£5,000
Refurb£1,350
Legal + survey£2,000
Mortgage + broker£2,500
Cash needed£35,850
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
SUMMARY "A CHAIN FREE TWO BEDROOM MODERN BUILT APARTMENT IN A POPULAR RESIDENTIAL LOCATION" Comprising of communal entrance hall, internal entrance hall, modern entertainment style lounge. kitchen, two bedrooms and a bathroom. One allocated parking space and communal grounds.
DESCRIPTION Connells Wolverhampton are delighted to bring to the market this immaculately presented and CHAIN FREE two bedroom modern second floor apartment in a popular residential location. Viewing i…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice