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Year 5 disposal
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73/ 100
Solid
7.28% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.28% return before costs — above-market
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
+£11/mo
Barely breaks even each month
Price
£190K
No local sold comps to compare
Return · IRR
0.5%/yr
Modest annualised return
Cash to get in
£79K
Deposit + fees + refurb
Return before costs on price 7.28%5-yr return on cash 7%Rent est. £1,152 (£1,150–£1,154)
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: £1,150–£1,154/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £47,500
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £142,500 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 sub-£200K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£11
after mortgage, operating costs & tax
Rent in£1,152/mo gross
£1,108/mo collected · £44/mo lost to voids
Where it goes
£742Mortgage£352Costs
£11/mo left as profit · 1% of rent kept
Mortgage£742
Costs£352
Management£115
Maintenance£50
Insurance£20
CapEx reserve£58
Voids + council tax£5
Ltd co. accounts£104
Tax£3
Profit+£11
Returns
Return before costs on price7.28%
Cash return on cash0.17%
Gross margin£756
Cash needed£78,961
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.44
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 | £13,824 | £4,222 | £8,906 | £0 | £132 | £564 | £564 |
| Year 2 | £14,239 | £4,349 | £8,906 | £0 | £187 | £797 | £1,360 |
| Year 3 | £14,666 | £4,479 | £8,906 | £0 | £243 | £1,037 | £2,398 |
| Year 4 | £15,106 | £4,614 | £8,906 | £0 | £301 | £1,285 | £3,683 |
| Year 5 | £15,559 | £4,752 | £8,906 | £0 | £361 | £1,540 | £5,223 |
Disposal gain (gross)-£13,080
CGT£0
Net Disposal proceeds£204,531
What we verified
What we verified
30083 ok · 0 caution · 0 fail · 8 unknown
Legal & planning
LeaseholdAsk agent
Tenure & planningAsk agent
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 profileFamily let
Tenant profilelikely cohort3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Birmingham City · 14.1 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
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
3-bed · 1-bath · 990 sqft
£25k–£49k
£ per sqft
building cost only
£25–£49
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,930–£12,870
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,890–£20,790
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
Price & sale history0d on marketno cuts yet
Strategy matrix
Rent it out wins — +£11/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 | 7.28% | +£11 | £78,961 | 6.6% | Low | Feasible |
| Housing-benefit rent | 5.46% | -£275 | £78,961 | -13.4% | Med | Feasible |
| Council lease | 0.00% | -£916 | £78,961 | -70.4% | Low | Feasible |
| Refurb & refinance | 7.28% | +£11 | £94,505 | 5.5% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£174 | £223,655 | 2% | Med | Feasible |
| Rent by the room | 11.37% | -£64 | £78,961 | 7.7% | — | 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
+£229/mo cash flow vs Rent it out if converted to Rent by the room
15.16% Return before costs on price converted vs 7.28% as-is
As-is Rent it out
Monthly profit-£10
Return before costs on price7.28%
Cash needed£59,398
If converted to Rent by the room
Monthly profit+£219
Return before costs on price15.16%
Cash needed£75,398
Δ vs Rent it out Monthly profit+£229
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
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.
£48,990–£92,080full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£3,960–£6,930
- Replumb£2,970–£5,940
- Windows£9,900–£17,820
- Paint + decor£6,930–£12,870
- Flooring£10,890–£20,790
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
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.
Tax treatment
Annual gross rent£13,824
Section 24 credit£0
Annual tax due£132
Post-tax Monthly profit annual£32
Exit costs
Projected sale price (5y · 2%/yr growth)£209,775
Capital gain (pre-CGT)£19,775
Sale costs (~2.5%)£5,244
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£5,223
Rates as of Oct 2024
Acquisition costs
£78,961cash neededPurchase price£190,000
Deposit (25%)£47,500
Stamp duty+5% additional-property surcharge£10,800
Refurb£15,111
Legal + survey£1,700
Mortgage fees£3,850
Total cash neededdeposit + costs (loan covers the rest)£78,961
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
iLove homes® are pleased to offer for sale this well-presented three-bedroom townhouse, situated in a sought-after residential area with convenient access to Walsall, Aldridge, local schools and everyday amenities.
The accommodation comprises an enclosed entrance porch, reception hallway, dining room, lounge, fitted kitchen and conservatory. On the first floor are three bedrooms and a family bathroom with a separate shower cubicle.
Externally, the property features a paved…
Floor plans
Listing metaonthemarket · iLove homes - Walsall
About this listing
OnTheMarketPrice history
No price history available.
Monthly profit
+£11
Cash needed
£79K
Return after costs
0.17%
IRR
0.47%
Daw End Lane, Rushall, Walsall, Walsall
terraced · 3 bed · 1 bath
£190,000
est £1,152 · 7.28% gross
1 / 16
73/100
Solid
7.28% — verify the rent + comps locally.
7.28% Return before costs — above-market
Price
£190K
Return before costs
7.28%
est rent £1,152/monot enough comparablesRange £1,150–£1,154/mo (Q1–Q3)
Bedrooms
3
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: £1,150–£1,154/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £47,500
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £142,500 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 sub-£200K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£11
after mortgage, operating costs & tax
Rent in£1,152/mo gross
£1,108/mo collected · £44/mo lost to voids
Where it goes
£742Mortgage£352Costs
£11/mo left as profit · 1% of rent kept
Mortgage£742
Costs£352
Management£115
Maintenance£50
Insurance£20
CapEx reserve£58
Voids + council tax£5
Ltd co. accounts£104
Tax£3
Profit+£11
Returns
Return before costs on price7.28%
Cash return on cash0.17%
Gross margin£756
Cash needed£78,961
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.44
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 | £13,824 | £4,222 | £8,906 | £0 | £132 | £564 | £564 |
| Year 2 | £14,239 | £4,349 | £8,906 | £0 | £187 | £797 | £1,360 |
| Year 3 | £14,666 | £4,479 | £8,906 | £0 | £243 | £1,037 | £2,398 |
| Year 4 | £15,106 | £4,614 | £8,906 | £0 | £301 | £1,285 | £3,683 |
| Year 5 | £15,559 | £4,752 | £8,906 | £0 | £361 | £1,540 | £5,223 |
Rent by the room upside
What we verified
4007
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 · OfstedNo postcode
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£1,781
Annual rental tax£31
CGT yr 5£0 · company level
5y net total£5,223
Acquisition costs
25% deposit£47,500
Stamp duty£10,800
Refurb£15,111
Legal + survey£1,700
Mortgage + broker£3,850
Cash needed£78,961
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
iLove homes® are pleased to offer for sale this well-presented three-bedroom townhouse, situated in a sought-after residential area with convenient access to Walsall, Aldridge, local schools and everyday amenities.
The accommodation comprises an enclosed entrance porch, reception hallway, dining room, lounge, fitted kitchen and conservatory. On the first floor are three bedrooms and a family bathroom with a separate shower cubicle.
Externally, the property features a paved…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice