-1.9% 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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£118/mo
You top up £118/mo
Price
£150K
No local sold comps to compare
Return · IRR
-1.9%/yr
Loses money over 5 years
Cash to get in
£63K
Deposit + fees + refurb
Return before costson price6.79%5-yr return on cash -5%Rent est. £849 (£849–£849)
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).
Listing seen …
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
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: £849–£849/mo · n=5
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£9,419–£17,581 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £112,500 loan + £1,000 booking fee
Cladding safety certificateNot stated on the listingHeritageNot 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.
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
Compare 7 strategies side-by-side · best shown with ⭐
⭐Council lease wins — -£79/mo · £39/mo ahead of Rent it out
Strategy
Return before costson price
Monthly profit
Cash needed
5y Return on your cashon cash
Risk
Feasibility
Rent it out
6.79%
-£118
£63,008
-5.0%
Low
Feasible
Housing-benefit rent
4.98%
-£344
£63,008
-26.3%
Med
Feasible
⭐ Council lease
6.79%
-£79
£63,008
-4.4%
Low
Feasible
Refurb & refinance
6.79%
-£118
£75,531
-4.2%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£191
£177,281
2%
Med
Feasible
Rent by the room
—
—
—
—
—
Disabledneeds 3+ beds
Housing-benefit (LHA) scheme detailBRMA Black Country · cap £623/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Black Country
LHA monthly cap:
£623
Scheme type:
none
Premium:
+1000% premium over LHA cap
Management:
landlord pays agent (typical 10%)
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 impactLocal lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
As-is Rent it out vs converted Rent by the room
+£446/mo cash flow vs Rent it out if converted to Rent by the room
19.20% Return before costs on price converted vs 6.79% as-is
As-is Rent it out
Monthly profit-£100
Return before costson price6.79%
Cash needed£49,398
If converted to Rent by the room
Monthly profit+£346
Return before costson price19.20%
Cash needed£65,398
Δ vs Rent it outMonthly profit+£446
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
£52,800
Range: £46,200 – £61,600
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Uncertain · 50% 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 40% (10 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.
£47,710–£90,000full refurb + room split
⚠️ Capped at 60% of £150,000 asking (£90,000). Raw model: £48,630–£91,735. Verify with a surveyor before offering.
What's in this cost
Kitchen£9,006–£18,013
1 × bathroom£6,034–£11,062
Rewire£3,532–£6,181
Replumb£2,649–£5,298
Windows£8,830–£15,894
Paint + decor£7,064–£13,245
Flooring£10,596–£20,308
Comparables
sold within 0.5 mi
Loading nearby sold…
Location & area intelligence
Transport 100 / 100
Loading map…
Transport score100 / 100
On the map
Registered HMOs
Approved HMO conversions
Pending HMO applications
Walsall 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 & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
Reedswood E-ACT Academy
Primary · Academy sponsor led · WS2 8RX
Good
St Patrick's Catholic Primary School, Walsall
Primary · Voluntary aided school · WS2 8HN
Good
Walsall College
16 plus · Further education · WS2 8ES
Not rated
Emmanuel School
Not applicable · Other independent school · WS2 8PR
Not rated
West Midlands Education and Skills
Not applicable · Other independent special school · WS2 8HN
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
-£1,412/yr kept
Annual gross rent£10,188
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profitannual-£1,412
Exit costs
-£3,153 after CGT
Projected sale price (5y · 2%/yr growth)£165,612
Capital gain (pre-CGT)£15,612
Sale costs (~2.5%)£4,140
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 profitafter CGT-£3,153
Rates as of Oct 2024
Acquisition costs
£63,008cash needed
Purchase price£150,000
Deposit (25%)£37,500
Stamp duty+5% additional-property surcharge£8,000
Refurb£12,558
Legal + survey£1,700
Mortgage fees£3,250
Total cash neededdeposit + costs (loan covers the rest)£63,008
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
For Sale By Public Auction on 22 October 2026 starting at 08:30 AM - Livestream Remote Bidding Auction
A freehold town centre mixed use investment property comprising a retail unit and a well presented two bedroom self contained flat above. Current Rental Income: £19,284 per annum, rising to £20,220 per annum from September 2030.
A prominent mid terraced property comprising on the ground floor a lashes and aesthetics salon trading as Glamor Italia.
Above the retail unit is…
6.79% Return before costs — around the area average for this property type.
Monthly profit −£118/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£150K
Return before costs
6.79%
est rent £849/monot enough comparables
Bedrooms
2
0 bath
Energy rating
—
Energy rating
Deal flags1 issue
Auction
Guide price — assume +20-30% in the room
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
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: £849–£849/mo · n=5
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£9,419–£17,581 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £112,500 loan + £1,000 booking fee
Housing-benefit (LHA) scheme detailBRMA Black Country · cap £623/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Black Country
LHA monthly cap:
£623
Scheme type:
none
Premium:
+1000% premium over LHA cap
Management:
landlord pays agent (typical 10%)
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
£10,188
£3,895
£7,313
£0
£0
-£1,020
-£1,020
Year 2
£10,494
£4,012
£7,313
£0
£0
-£831
-£1,851
Year 3
£10,808
£4,132
£7,313
£0
£0
-£636
-£2,487
Year 4
£11,133
£4,256
£7,313
£0
£0
-£436
-£2,923
Year 5
£11,467
£4,384
£7,313
£0
£0
-£230
-£3,153
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)2 bd
If converted
Gross Rent by the room yield—
What we verified
13 total
2407
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
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
Area3▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile3▾
Tenant profileBeds + postcode heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Sale typeGuide price — assume +20-30% in the roomAuction
Comparables
sold within 0.5 mi
Loading nearby sold…
Location & transport
Score 100/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,463
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£3,153
Acquisition costs
£63K
25% deposit£37,500
Stamp duty£8,000
Refurb£12,558
Legal + survey£1,700
Mortgage + broker£3,250
Cash needed£63,008
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
Make an offer
Pro analysis — outcome range, stress tests & portfolio impact
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Description& agent copyOnTheMarket
For Sale By Public Auction on 22 October 2026 starting at 08:30 AM - Livestream Remote Bidding Auction
A freehold town centre mixed use investment property comprising a retail unit and a well presented two bedroom self contained flat above. Current Rental Income: £19,284 per annum, rising to £20,220 per annum from September 2030.
A prominent mid terraced property comprising on the ground floor a lashes and aesthetics salon trading as Glamor Italia.
Above the retail unit is…