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Year 5 disposal
⊞ View all 18
2/ 100
Weak
5.15% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£470/mo — significantly negative — real recurring drain
- -6.8% 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
−£470/mo
You top up £470/mo
Price
£250K
No local sold comps to compare
Return · IRR
-6.8%/yr
Loses money over 5 years
Cash to get in
£86K
Deposit + fees + refurb
Return before costs on price 5.15%5-yr return on cash -27%Rent est. £1,072 (£823–£1,396)
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: £823–£1,396/mo · n=28
Financing
DepositYour cash in — the rest is the mortgage25% · £62,500
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 (£1,181–£2,205 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £187,500 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£470
after mortgage, operating costs & tax
Rent in£1,072/mo gross
£1,031/mo collected · £41/mo lost to voids
Where it goes
£1,016Mortgage£485Costs
Outgoings exceed rent — you top up £470/mo
Mortgage£1,016
Costs£485
Management£107
Maintenance£67
Insurance£28
CapEx reserve£54
Voids + council tax£8
Service charge + ground rent£117
Ltd co. accounts£104
Tax—
Shortfall−£470
Returns
Return before costs on price5.15%
Cash return on cash-6.53%
Gross margin£546
Cash needed£86,350
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.01
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 | £12,864 | £5,818 | £12,188 | £0 | £0 | -£5,141 | -£5,141 |
| Year 2 | £13,250 | £5,992 | £12,188 | £0 | £0 | -£4,930 | -£10,071 |
| Year 3 | £13,647 | £6,172 | £12,188 | £0 | £0 | -£4,712 | -£14,783 |
| Year 4 | £14,057 | £6,357 | £12,188 | £0 | £0 | -£4,488 | -£19,270 |
| Year 5 | £14,479 | £6,548 | £12,188 | £0 | £0 | -£4,257 | -£23,527 |
Disposal gain (gross)£20
CGT£4
Net Disposal proceeds£269,116
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 cohortWV6 9BH · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Birmingham City · 23.5 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 · 2-bath · 810 sqft
£25k–£49k
£ per sqft
building cost only
£31–£61
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- 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
Council lease wins — -£313/mo · £156/mo ahead of Rent it out
| 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 | £86,350 | -27.2% | Low | Feasible |
| Housing-benefit rent | 2.99% | -£878 | £86,350 | -56.9% | Med | Feasible |
| ⭐ Council lease | 5.15% | -£313 | £86,350 | -18.8% | Low | Feasible |
| Refurb & refinance | 5.15% | -£470 | £99,480 | -23.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£316 | £269,730 | 9% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Black Country · cap £623/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Black Country
- LHA monthly cap:
- £623
- Scheme type:
- PSL
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
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
+£339/mo cash flow vs Rent it out if converted to Rent by the room
11.52% Return before costs on price converted vs 5.15% as-is
As-is Rent it out
Monthly profit-£310
Return before costs on price5.15%
Cash needed£74,398
If converted to Rent by the room
Monthly profit+£29
Return before costs on price11.52%
Cash needed£90,398
Δ vs Rent it out Monthly profit+£339
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: £37,400 – £52,800
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.
£54,780–£103,010full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 2 × bathroom£12,300–£22,550
- 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 score90 / 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.
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- GoodClaregate Primary SchoolPrimary · Community school · WV6 9JU
- Not ratedPalmers Cross Primary SchoolPrimary · Academy sponsor led · WV6 9DF
- Not ratedSt Michael's CofE Primary AcademyPrimary · Academy converter · WV6 9AF
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
Annual gross rent£12,864
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£5,636
Exit costs
Projected sale price (5y · 2%/yr growth)£276,020
Capital gain (pre-CGT)£26,020
Sale costs (~2.5%)£6,901
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-£23,527
Rates as of Oct 2024
Acquisition costs
£86,350cash neededPurchase price£250,000
Deposit (25%)£62,500
Stamp duty+5% additional-property surcharge£15,000
Refurb£1,575
Legal + survey£2,525
Mortgage fees£4,750
Total cash neededdeposit + costs (loan covers the rest)£86,350
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
A beautifully positioned two bedroomed first floor apartment standing in a modern, gated development with the added advantage of superb views
Location - Danescourt Manor stands in a particularly sought after area within Tettenhall which is, in itself, one of the most exclusive areas within the Wolverhampton conurbation.
The excellent local amenities of Tettenhall are within easy reach and the picturesque open spaces of the Upper Green are within easy walking distance. Wolve…
Floor plans
Nearby active comparables20 rentals
Comparable rentals
WV6 · same beds + typeMedian nearby: £963/mo · 20 of 20 already let-£109 vs our est
- Lower Green, Tettenhall, WolverhamptonLet2b£1,950/moDec 2025
- High Meadows, ComptonLet2b£950/moMay 2026
- Bridgnorth Road, WolverhamptonLet2b£995/moMay 2026
- New Hampton Road West, WolverhamptonLet2b£845/moMay 2026
- 15 Bewick Court, ComptonLet2b£1,000/moMay 2026
- 61 Bridgnorth Road, Compton, Wolverha…Let2b£775/moMay 2026
- Wightwick Court, Wolverhampton, West…Let2b£1,395/moMay 2026
- Apartment 14, Beacon House, Tettenhal…Let2b£1,100/moMay 2026
- Tettenhall Road, WolverhamptonLet2b£1,250/moMay 2026
- School Road, Wolverhampton, WV6Let2b£695/moMay 2026
- Derby Avenue, Wolverhampton, West Mid…Let2b£825/moMay 2026
- TETTENHALL, St. Michaels CourtLet2b£850/moMay 2026
- Tettenhall Road, TettenhallLet2b£995/moMay 2026
- Newbridge Avenue, NewbridgeLet2b£975/moMay 2026
- Gatis Street, Wolverhampton, West Mid…Let2b£950/moMay 2026
- Old Hill, TettenhallLet2b£1,250/moDec 2025
- School Road, Wolverhampton WV6Let2b£695/moJul 2025
- Ikon Avenue, Wolverhampton, West Midl…Let2b£925/moJun 2025
- Newbridge Crescent, Wolverhampton WV6Let2b£825/moJun 2025
- Thorneycroft, Wood Road, WolverhamptonLet2b£1,500/moJun 2025
Other deals nearby
WV6 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metaonthemarket · Berriman Eaton - Tettenhall
About this listing
OnTheMarketPrice history
5-year price trend
Monthly profit
−£470
Cash needed
£86K
Return after costs
-6.53%
IRR
-6.84%
15 Danescourt Manor, Danescourt Road, Tettenhall, Wolverhampton, WV6 9BH, Wolverhampton, WV6 9BH
flat · 2 bed · 2 bath
£250,000
est £1,072 · 5.15% gross
Chain free
1 / 18
2/100
Marginal
5.15% — verify the rent + comps locally.
Chain free
Price
£250K
Return before costs
5.15%
est rent £1,072/monot enough comparablesRange £823–£1,396/mo (Q1–Q3)
Bedrooms
2
2 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: £823–£1,396/mo · n=28
Financing
DepositYour cash in — the rest is the mortgage25% · £62,500
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 (£1,181–£2,205 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £187,500 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£470
after mortgage, operating costs & tax
Rent in£1,072/mo gross
£1,031/mo collected · £41/mo lost to voids
Where it goes
£1,016Mortgage£485Costs
Outgoings exceed rent — you top up £470/mo
Mortgage£1,016
Costs£485
Management£107
Maintenance£67
Insurance£28
CapEx reserve£54
Voids + council tax£8
Service charge + ground rent£117
Ltd co. accounts£104
Tax—
Shortfall−£470
Returns
Return before costs on price5.15%
Cash return on cash-6.53%
Gross margin£546
Cash needed£86,350
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.01
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Black Country · cap £623/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Black Country
- LHA monthly cap:
- £623
- Scheme type:
- PSL
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
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 | £12,864 | £5,818 | £12,188 | £0 | £0 | -£5,141 | -£5,141 |
| Year 2 | £13,250 | £5,992 | £12,188 | £0 | £0 | -£4,930 | -£10,071 |
| Year 3 | £13,647 | £6,172 | £12,188 | £0 | £0 | -£4,712 | -£14,783 |
| Year 4 | £14,057 | £6,357 | £12,188 | £0 | £0 | -£4,488 | -£19,270 |
| Year 5 | £14,479 | £6,548 | £12,188 | £0 | £0 | -£4,257 | -£23,527 |
Rent by the room upside
What we verified
4307
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
Service chargeReduces net yield£1,200/yr
Ground rentDoubling clauses kill mortgageability£200/yr
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£2,438
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£23,527
Acquisition costs
25% deposit£62,500
Stamp duty£15,000
Refurb£1,575
Legal + survey£2,525
Mortgage + broker£4,750
Cash needed£86,350
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
A beautifully positioned two bedroomed first floor apartment standing in a modern, gated development with the added advantage of superb views
Location - Danescourt Manor stands in a particularly sought after area within Tettenhall which is, in itself, one of the most exclusive areas within the Wolverhampton conurbation.
The excellent local amenities of Tettenhall are within easy reach and the picturesque open spaces of the Upper Green are within easy walking distance. Wolve…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice