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Year 5 disposal
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0/ 100
Weak
3.03% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- EPC F — MEES (Minimum Energy Efficiency Standards) blocker by 2030 · ~£10,000–£20,000 upgrade cost
- 3.03% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£1,265/mo — heavily negative — needs monthly capital injection
- -6.4% 5y IRR — capital outlay disproportionate to returns
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£1K/mo
You top up £1K/mo
Price vs market
Above comparable sales
+10% vs 12 sold
Return · IRR
-6.4%/yr
Loses money over 5 years
Cash to get in
£250K
Deposit + fees + refurb
Price £500KReturn before costs on price 3.03%5-yr return on cash -28%Rent est. £1,261 (£1,247–£1,275)
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: £1,247–£1,275/mo · n=20
Financing
DepositYour cash in — the rest is the mortgage25% · £124,988
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 (£55,787–£104,135 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £374,962.5 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£1,265
after mortgage, operating costs & tax
Rent in£1,261/mo gross
£1,213/mo collected · £49/mo lost to voids
Where it goes
£2,031Mortgage£446Costs
Outgoings exceed rent — you top up £1,265/mo
Mortgage£2,031
Costs£446
Management£126
Maintenance£100
Insurance£40
CapEx reserve£63
Voids + council tax£13
Ltd co. accounts£104
Tax—
Shortfall−£1,265
Returns
Return before costs on price3.03%
Cash return on cash-6.07%
Gross margin£766
Cash needed£250,014
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.60
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 | £15,132 | £5,358 | £24,373 | £0 | £0 | -£14,598 | -£14,598 |
| Year 2 | £15,586 | £5,519 | £24,373 | £0 | £0 | -£14,305 | -£28,903 |
| Year 3 | £16,054 | £5,684 | £24,373 | £0 | £0 | -£14,003 | -£42,907 |
| Year 4 | £16,535 | £5,855 | £24,373 | £0 | £0 | -£13,692 | -£56,599 |
| Year 5 | £17,031 | £6,030 | £24,373 | £0 | £0 | -£13,372 | -£69,970 |
Disposal gain (gross)-£78,291
CGT£0
Net Disposal proceeds£538,186
What we verified
What we verified
50165 ok · 0 caution · 1 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Conversion approvability
Per-property planning assessment
Uncertain50% likely
Confidence: low
- 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)
- NOTE: council HMO concentration policy not curated — the modal English policy (10% within 100m) is shown as an indication, not this council's adopted threshold
- NO HMO concentration data for this council: neither a licensed register nor granted change-of-use decisions nearby. This is ABSENCE OF DATA, not absence of HMOs — verify with the council before relying on it
Rent by the room concentration nearby
≈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.
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
⚠️ Selective Licensing in scope
Additional HMO — 2 designations
Rates as of May 2026
Building condition
Energy ratingF · ~£10k–£20k fix
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand F
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£10k–£20k
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
SchoolsChecking…
Schools& Ofsted catchmentGIAS register
No schools indexed for this postcode sector.
Investor
Tenant profileFamily let
Tenant profilelikely cohortWS9 0QJ · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Birmingham City · 10.7 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 · 2-bath · 990 sqft
£28k–£56k
£ per sqft
building cost only
£29–£56
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- 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
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Check council
The council's HMO page lists the current mandatory fee plus any additional / selective scheme that catches smaller HMOs.
Mandatory licensing applies to 5+ sharer HMOs (Housing Act 2004)
Find council HMO page →Price & sale history85d on marketno cuts yet
Strategy matrix
Council lease wins — -£1,203/mo · £62/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 | 3.03% | -£1,265 | £250,014 | -28.0% | Low | Feasible |
| Housing-benefit rent | 1.80% | -£1,738 | £250,014 | -39.8% | Med | Feasible |
| ⭐ Council lease | 3.03% | -£1,203 | £250,014 | -27.7% | Low | Feasible |
| Refurb & refinance | 3.03% | -£1,265 | £304,764 | -23.0% | Med | Feasible |
| Short-stay let / Airbnb | 3.03% | -£1,671 | £250,014 | -39.3% | High | Feasible |
| Buy, improve & sell | 0.00% | -£244 | £646,230 | -6% | Med | Feasible |
| Rent by the room | 3.70% | -£2,339 | £276,014 | -48.4% | — | Feasible |
Short-let (SA) context338 active short-lets nearby
Short-let market context
- 338 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Black Country · cap £748/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Black Country
- LHA monthly cap:
- £748
- 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 impact
Local lettings demanddays-to-let · supply now · trend
Local lettings demandby strategyLive area data
Short-stay let28% occupancy
£146/night ADR
Based on 25 short-let comps nearby
Rent by the room conversion upside
+£192/mo cash flow vs Rent it out if converted to Rent by the room
5.76% Return before costs on price converted vs 3.03% as-is
Room mix (3 lettable rooms)
2× Double @ £534/mo1× Single @ £471/mo
≈ £1,540/mo gross room income
As-is Rent it out
Monthly profit-£1,132
Return before costs on price3.03%
Cash needed£136,886
If converted to Rent by the room
Monthly profit-£940
Return before costs on price5.76%
Cash needed£152,886
Δ vs Rent it out Monthly profit+£192
Show conversion detail
Conversion cost estimate
£57,200
Range: £50,600 – £66,000
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.
£62,180–£116,810full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 2 × bathroom£12,300–£22,550
- Rewire£4,400–£7,700
- Replumb£3,300–£6,600
- Windows£11,000–£19,800
- Paint + decor£8,800–£16,500
- Flooring£13,200–£25,300
Based on 60 HMO comps within 2.8 km
Comparables
sold within 0.5 miWide · CV 35.2%Med confidence
Loading 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.
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodSt Mary of the Angels Catholic Primary SchoolPrimary · Voluntary aided school · WS9 0HA
- GoodBarr Beacon SchoolSecondary · Academy converter · WS9 0RF
- GoodSt Francis of Assisi Catholic CollegeSecondary · Voluntary aided school · WS9 0RN
- Not ratedWhetstone Field Primary SchoolPrimary · Community school · WS9 0HJ
- Not ratedAldridge School - A Science CollegeSecondary · Academy converter · WS9 0BG
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£15,132
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£15,180
Exit costs
Projected sale price (5y · 2%/yr growth)£551,985
Capital gain (pre-CGT)£52,035
Sale costs (~2.5%)£13,800
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-£69,970
Rates as of Oct 2024
Acquisition costs
£250,014cash neededPurchase price£499,950
Deposit (25%)£124,988
Stamp duty+5% additional-property surcharge£39,995
Refurb£74,382
Legal + survey£2,150
Mortgage fees£8,499
Total cash neededdeposit + costs (loan covers the rest)£250,014
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
The property
Tenure: Freehold
EPC Rating: F Council Tax Band: F
Introduction & Approach
This is a remarkable opportunity for those who are looking for a renovation project or, subject to planning, complete redevelopment. The plot comprises of a large, three bedroom home set between a long, impressive frontage and an even more remarkable rear garden.
The frontage features a long tarmac driveway running to the left of a lawn garden and provides off road parking for at lea…
Floor plans
Listing metazoopla · Yopa
About this listing
85 days · ZooplaPrice history
5-year price trend
Monthly profit
−£1,265
Cash needed
£250K
Return after costs
-6.07%
IRR
-6.45%
Listed 85d ago
Sutton Road, Aldridge WS9
detached · 3 bed · 2 bath
£499,950
est £1,261 · 3.03% gross
EPC F
1 / 22
0/100
Marginal
3.03% — verify the rent + comps locally.
Energy rating F — Min. energy standard blocker by 2030 (~£10,000–£20,000 upgrade)
Price
£500K
10% above sold comps
Return before costs
3.03%
est rent £1,261/monot enough comparablesRange £1,247–£1,275/mo (Q1–Q3)
Bedrooms
3
2 bath
Energy rating
F
MEES (Minimum Energy Efficiency Standards) blocker by 2030
~£10,000–£20,000 upgrade
~£10,000–£20,000 upgrade
Deal flags1 issue
EPC F — MEES blocker
Cannot be let on a new tenancy without upgrade to E (current) / C (2030)
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: £1,247–£1,275/mo · n=20
Financing
DepositYour cash in — the rest is the mortgage25% · £124,988
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 (£55,787–£104,135 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £374,962.5 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£1,265
after mortgage, operating costs & tax
Rent in£1,261/mo gross
£1,213/mo collected · £49/mo lost to voids
Where it goes
£2,031Mortgage£446Costs
Outgoings exceed rent — you top up £1,265/mo
Mortgage£2,031
Costs£446
Management£126
Maintenance£100
Insurance£40
CapEx reserve£63
Voids + council tax£13
Ltd co. accounts£104
Tax—
Shortfall−£1,265
Returns
Return before costs on price3.03%
Cash return on cash-6.07%
Gross margin£766
Cash needed£250,014
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.60
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context338 active short-lets nearby
Short-let market context
- 338 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Black Country · cap £748/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Black Country
- LHA monthly cap:
- £748
- 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 | £15,132 | £5,358 | £24,373 | £0 | £0 | -£14,598 | -£14,598 |
| Year 2 | £15,586 | £5,519 | £24,373 | £0 | £0 | -£14,305 | -£28,903 |
| Year 3 | £16,054 | £5,684 | £24,373 | £0 | £0 | -£14,003 | -£42,907 |
| Year 4 | £16,535 | £5,855 | £24,373 | £0 | £0 | -£13,692 | -£56,599 |
| Year 5 | £17,031 | £6,030 | £24,373 | £0 | £0 | -£13,372 | -£69,970 |
Rent by the room upside
What we verified
5016
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPC~£10,000–£20,000 to upgrade to CF
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Area▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
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 miWide · CV 35.2%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£4,875
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£69,970
Acquisition costs
25% deposit£124,988
Stamp duty£39,995
Refurb£74,382
Legal + survey£2,150
Mortgage + broker£8,499
Cash needed£250,014
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 copyZoopla
The property
Tenure: Freehold
EPC Rating: F Council Tax Band: F
Introduction & Approach
This is a remarkable opportunity for those who are looking for a renovation project or, subject to planning, complete redevelopment. The plot comprises of a large, three bedroom home set between a long, impressive frontage and an even more remarkable rear garden.
The frontage features a long tarmac driveway running to the left of a lawn garden and provides off road parking for at lea…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice