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Year 5 disposal
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31/ 100
Weak
9.50% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.09% return before costs — above-market
Why to be cautious
- Monthly profit −£41/mo — mildly negative — equity build may cover
- -0.2% 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
−£41/mo
You top up £41/mo
Price
£190K
No local sold comps to compare
Return · IRR
-0.2%/yr
Loses money over 5 years
Cash to get in
£81K
Deposit + fees + refurb
Return before costs on price · Rent by the room 9.50%5-yr return on cash 3%Rent est. £1,123 (£1,036–£1,217)
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: £1,036–£1,217/mo · n=16
Financing
DepositYour cash in — the rest is the mortgage25% · £47,500
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 (£13,037–£24,336 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
-£41
after mortgage, operating costs & tax
Rent in£1,123/mo gross
£1,080/mo collected · £43/mo lost to voids
Where it goes
£772Mortgage£349Costs
Outgoings exceed rent — you top up £41/mo
Mortgage£772
Costs£349
Management£112
Maintenance£50
Insurance£20
CapEx reserve£56
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£41
Returns
Return before costs on price7.09%
Cash return on cash-0.61%
Gross margin£731
Cash needed£81,233
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.40
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 | £13,476 | £4,188 | £9,263 | £0 | £5 | £21 | £21 |
| Year 2 | £13,880 | £4,314 | £9,263 | £0 | £58 | £246 | £267 |
| Year 3 | £14,297 | £4,443 | £9,263 | £0 | £112 | £479 | £746 |
| Year 4 | £14,726 | £4,576 | £9,263 | £0 | £169 | £718 | £1,464 |
| Year 5 | £15,167 | £4,714 | £9,263 | £0 | £226 | £965 | £2,429 |
Disposal gain (gross)-£15,352
CGT£0
Net Disposal proceeds£204,531
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 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 49% (410 decisions)
- this council refuses HMOs that would sandwich a family home between two HMOs — check both adjoining properties
- 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
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
Rates as of May 2026
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
SchoolsChecking…
Schools& Ofsted catchmentGIAS register
No schools indexed for this postcode sector.
Investor
Tenant profileFamily let
Tenant profilelikely cohortB32 4JQ · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Birmingham · 5.7 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 · 1-bath · 1033 sqft
£26k–£50k
£ 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£7,231–£13,429
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£11,363–£21,693
Guide rates · UK May 2026
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 history170d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — +£550/mo · £452/mo ahead of Council lease
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 7.09% | -£41 | £81,233 | 3.0% | Low | Feasible |
| Housing-benefit rent | 5.20% | -£339 | £81,233 | -18.1% | Med | Feasible |
| Council lease | 7.09% | +£98 | £81,233 | 10.5% | Low | Feasible |
| Refurb & refinance | 7.09% | -£41 | £97,686 | 2.5% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 17.72% | +£550 | £81,233 | 46.2% | High | Feasible |
| Buy, improve & sell | 0.00% | -£174 | £226,836 | 1% | Med | Feasible |
| Rent by the room | 10.50% | -£864 | £107,233 | -41.0% | — | Feasible |
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Birmingham · cap £823/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Birmingham
- LHA monthly cap:
- £823
- 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
Local lettings demandby strategyLive area data
Short-stay let55% occupancy
£168/night ADR
Based on 3 short-let comps nearby
Rent by the room conversion upside
+£253/mo cash flow vs Rent it out if converted to Rent by the room
15.16% Return before costs on price converted vs 7.09% as-is
Room mix (3 lettable rooms)
1× Double @ £592/mo1× Single @ £424/mo1× En-suite @ £647/mo
≈ £1,662/mo gross room income
As-is Rent it out
Monthly profit-£34
Return before costs on price7.09%
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+£253
Show conversion detail
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 49% (410 decisions)
≈0.0% within 100 m vs 10% policy
£53,551–£100,912full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 1 × bathroom£6,150–£11,275
- Rewire£4,132–£7,231
- Replumb£3,099–£6,198
- Windows£10,330–£18,594
- Paint + decor£8,264–£15,495
- Flooring£12,396–£23,759
Based on 1370 HMO comps within 2.5 km
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
Citywide Article 4 (Birmingham)
≈0.0% within 100 m vs 10% policy
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- GoodKitwell Primary SchoolPrimary · Community school · B32 4DL
- GoodKing Edward VI Five Ways SchoolSecondary · Academy converter · B32 4BT
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£13,476
Section 24 credit£0
Annual tax due£5
Post-tax Monthly profit annual-£498
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£2,429
Rates as of Oct 2024
Acquisition costs
£81,233cash neededPurchase price£190,000
Deposit (25%)£47,500
Stamp duty+5% additional-property surcharge£10,800
Refurb£17,383
Legal + survey£1,700
Mortgage fees£3,850
Total cash neededdeposit + costs (loan covers the rest)£81,233
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Summary Nicely presented three bedroom townhouse in residential location with good transport links to the motorway. Comprising reception room, kitchen/diner, bathroom with shower, double glazed throughout and benefiting from gas central heating. Off road parking and garage description A fantastic opportunity to purchase a spacious three storey, three-bedroom Linked end terraced property in this sought after location. The property comprises of, porch, entrance hallway, access…
Floor plans
Listing metazoopla · Shipways - Harborne
About this listing
170 days · ZooplaPrice history
5-year price trend
Monthly profit
−£41
Cash needed
£81K
Return after costs
-0.61%
IRR
-0.22%
Listed 170d ago
Marywell Close, Birmingham B32
terraced · 3 bed · 1 bath · 1,033 sqft
£190,000
est £1,123 · 7.09% gross
1 / 20
31/100
Marginal
9.50% Rent by the room strategy — market rent unverified, verify locally.
7.09% Return before costs — above-market
Price
£190K
Return before costs (best)
9.50%
Rent by the room
Bedrooms
3
1 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: £1,036–£1,217/mo · n=16
Financing
DepositYour cash in — the rest is the mortgage25% · £47,500
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 (£13,037–£24,336 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
-£41
after mortgage, operating costs & tax
Rent in£1,123/mo gross
£1,080/mo collected · £43/mo lost to voids
Where it goes
£772Mortgage£349Costs
Outgoings exceed rent — you top up £41/mo
Mortgage£772
Costs£349
Management£112
Maintenance£50
Insurance£20
CapEx reserve£56
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£41
Returns
Return before costs on price7.09%
Cash return on cash-0.61%
Gross margin£731
Cash needed£81,233
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.40
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Birmingham · cap £823/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Birmingham
- LHA monthly cap:
- £823
- 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 | £13,476 | £4,188 | £9,263 | £0 | £5 | £21 | £21 |
| Year 2 | £13,880 | £4,314 | £9,263 | £0 | £58 | £246 | £267 |
| Year 3 | £14,297 | £4,443 | £9,263 | £0 | £112 | £479 | £746 |
| Year 4 | £14,726 | £4,576 | £9,263 | £0 | £169 | £718 | £1,464 |
| Year 5 | £15,167 | £4,714 | £9,263 | £0 | £226 | £965 | £2,429 |
Rent by the room upside
What we verified
5007
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▾
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 · 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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,853
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£2,429
Acquisition costs
25% deposit£47,500
Stamp duty£10,800
Refurb£17,383
Legal + survey£1,700
Mortgage + broker£3,850
Cash needed£81,233
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
Summary Nicely presented three bedroom townhouse in residential location with good transport links to the motorway. Comprising reception room, kitchen/diner, bathroom with shower, double glazed throughout and benefiting from gas central heating. Off road parking and garage description A fantastic opportunity to purchase a spacious three storey, three-bedroom Linked end terraced property in this sought after location. The property comprises of, porch, entrance hallway, access…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice