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Year 5 disposal
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0/ 100
Weak
4.80% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£308/mo — significantly negative — real recurring drain
- -5.9% 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.
- 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
−£308/mo
You top up £308/mo
Price
£170K
No local sold comps to compare
Return · IRR
-5.9%/yr
Loses money over 5 years
Cash to get in
£64K
Deposit + fees + refurb
Return before costs on price 4.80%5-yr return on cash -24%Rent est. £680 (£538–£859)
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: £538–£859/mo · n=19
Financing
DepositYour cash in — the rest is the mortgage25% · £42,499
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £127,496.25 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£308
after mortgage, operating costs & tax
Rent in£680/mo gross
£654/mo collected · £26/mo lost to voids
Where it goes
£664Mortgage£298Costs
Outgoings exceed rent — you top up £308/mo
Mortgage£664
Costs£298
Management£68
Maintenance£67
Insurance£20
CapEx reserve£34
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£308
Returns
Return before costs on price4.80%
Cash return on cash-5.82%
Gross margin£356
Cash needed£63,566
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.95
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 | £8,160 | £3,577 | £7,969 | £0 | £0 | -£3,385 | -£3,385 |
| Year 2 | £8,405 | £3,684 | £7,969 | £0 | £0 | -£3,248 | -£6,633 |
| Year 3 | £8,657 | £3,794 | £7,969 | £0 | £0 | -£3,106 | -£9,738 |
| Year 4 | £8,917 | £3,908 | £7,969 | £0 | £0 | -£2,960 | -£12,698 |
| Year 5 | £9,184 | £4,025 | £7,969 | £0 | £0 | -£2,810 | -£15,508 |
Disposal gain (gross)-£4,516
CGT£0
Net Disposal proceeds£182,996
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 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
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 cohort1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Birmingham City · 30.6 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
1-bed · 1-bath · 630 sqft
£19k–£37k
£ per sqft
building cost only
£29–£58
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,410–£8,190
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,930–£13,230
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 — -£308/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 | 4.80% | -£308 | £63,566 | -24.4% | Low | Feasible |
| Housing-benefit rent | 3.60% | -£481 | £63,566 | -40.4% | Med | Feasible |
| Council lease | 0.00% | -£855 | £63,566 | -81.8% | Low | Feasible |
| Refurb & refinance | 4.80% | -£308 | £74,633 | -20.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£191 | £190,079 | 6% | 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
+£598/mo cash flow vs Rent it out if converted to Rent by the room
16.94% Return before costs on price converted vs 4.80% as-is
As-is Rent it out
Monthly profit-£315
Return before costs on price4.80%
Cash needed£54,397
If converted to Rent by the room
Monthly profit+£282
Return before costs on price16.94%
Cash needed£70,397
Δ vs Rent it out Monthly profit+£598
Show conversion detail
Cannot Rent by the room:Only 1 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
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£8,160
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,699
Exit costs
Projected sale price (5y · 2%/yr growth)£187,688
Capital gain (pre-CGT)£17,693
Sale costs (~2.5%)£4,692
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-£15,508
Rates as of Oct 2024
Acquisition costs
£63,566cash neededPurchase price£169,995
Deposit (25%)£42,499
Stamp duty+5% additional-property surcharge£9,400
Refurb£6,417
Legal + survey£1,700
Mortgage fees£3,550
Total cash neededdeposit + costs (loan covers the rest)£63,566
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
Nestled in the charming area of Walsgrave, Coventry, this delightful one-bedroom coach house on Elizabeth Way offers a unique opportunity for both first-time buyers and investors alike. Built by the reputable Bryant Homes, this property is part of a small select development, ensuring a sense of community and tranquillity.
Upon entering, you will be greeted by a spacious open-plan lounge that seamlessly integrates with a well-fitted kitchen, creating an inviting space perfect…
Floor plans
Listing metaonthemarket · Shortland Horne - Walsgrave
About this listing
OnTheMarketPrice history
No price history available.
Monthly profit
−£308
Cash needed
£64K
Return after costs
-5.82%
IRR
-5.89%
Elizabeth Way, Walsgrave, Coventry, Coventry
coach house · 1 bed · 1 bath
£169,995
est £680 · 4.80% gross
1 / 19
0/100
Marginal
4.80% — verify the rent + comps locally.
4.80% Return before costs — around the area average for this property type.
Monthly profit −£308/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£170K
Return before costs
4.80%
est rent £680/monot enough comparablesRange £538–£859/mo (Q1–Q3)
Bedrooms
1
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: £538–£859/mo · n=19
Financing
DepositYour cash in — the rest is the mortgage25% · £42,499
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £127,496.25 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£308
after mortgage, operating costs & tax
Rent in£680/mo gross
£654/mo collected · £26/mo lost to voids
Where it goes
£664Mortgage£298Costs
Outgoings exceed rent — you top up £308/mo
Mortgage£664
Costs£298
Management£68
Maintenance£67
Insurance£20
CapEx reserve£34
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£308
Returns
Return before costs on price4.80%
Cash return on cash-5.82%
Gross margin£356
Cash needed£63,566
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.95
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 | £8,160 | £3,577 | £7,969 | £0 | £0 | -£3,385 | -£3,385 |
| Year 2 | £8,405 | £3,684 | £7,969 | £0 | £0 | -£3,248 | -£6,633 |
| Year 3 | £8,657 | £3,794 | £7,969 | £0 | £0 | -£3,106 | -£9,738 |
| Year 4 | £8,917 | £3,908 | £7,969 | £0 | £0 | -£2,960 | -£12,698 |
| Year 5 | £9,184 | £4,025 | £7,969 | £0 | £0 | -£2,810 | -£15,508 |
Rent by the room upside
What we verified
3206
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
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 · 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£1,594
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£15,508
Acquisition costs
25% deposit£42,499
Stamp duty£9,400
Refurb£6,417
Legal + survey£1,700
Mortgage + broker£3,550
Cash needed£63,566
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
Nestled in the charming area of Walsgrave, Coventry, this delightful one-bedroom coach house on Elizabeth Way offers a unique opportunity for both first-time buyers and investors alike. Built by the reputable Bryant Homes, this property is part of a small select development, ensuring a sense of community and tranquillity.
Upon entering, you will be greeted by a spacious open-plan lounge that seamlessly integrates with a well-fitted kitchen, creating an inviting space perfect…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice