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Year 5 disposal
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24/ 100
Weak
6.37% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£138/mo — mildly negative — equity build may cover
- -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
−£138/mo
You top up £138/mo
Price vs market
Above comparable sales
+4% vs 12 sold
Return · IRR
-1.9%/yr
Loses money over 5 years
Cash to get in
£74K
Deposit + fees + refurb
Price £170KReturn before costs on price 6.37%5-yr return on cash -5%Rent est. £903 (£874–£933)
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: £874–£933/mo · n=30
Financing
DepositYour cash in — the rest is the mortgage25% · £42,500
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 (£12,570–£23,464 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £127,500 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
-£138
after mortgage, operating costs & tax
Rent in£903/mo gross
£868/mo collected · £35/mo lost to voids
Where it goes
£691Mortgage£315Costs
Outgoings exceed rent — you top up £138/mo
Mortgage£691
Costs£315
Management£90
Maintenance£50
Insurance£20
CapEx reserve£45
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£138
Returns
Return before costs on price6.37%
Cash return on cash-2.24%
Gross margin£553
Cash needed£73,910
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.26
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 | £10,836 | £3,786 | £8,288 | £0 | £0 | -£1,237 | -£1,237 |
| Year 2 | £11,161 | £3,899 | £8,288 | £0 | £0 | -£1,026 | -£2,263 |
| Year 3 | £11,496 | £4,016 | £8,288 | £0 | £0 | -£808 | -£3,071 |
| Year 4 | £11,841 | £4,137 | £8,288 | £0 | £0 | -£584 | -£3,655 |
| Year 5 | £12,196 | £4,261 | £8,288 | £0 | £0 | -£353 | -£4,008 |
Disposal gain (gross)-£14,859
CGT£0
Net Disposal proceeds£183,001
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand C
MEES 2030 compliance
C required for new tenancies
PASS
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 profileMixed demand
Tenant profilelikely cohortWV10 0ND · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Birmingham City · 19.4 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 · 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
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history170d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — +£334/mo · £341/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 | 6.37% | -£138 | £73,910 | -5.4% | Low | Feasible |
| Housing-benefit rent | 4.40% | -£407 | £73,910 | -27.5% | Med | Feasible |
| Council lease | 6.37% | -£7 | £73,910 | 2.3% | Low | Feasible |
| Refurb & refinance | 6.37% | -£138 | £89,114 | -4.5% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 15.64% | +£334 | £73,910 | 31.8% | High | Feasible |
| Buy, improve & sell | 0.00% | -£174 | £204,564 | 1% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
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 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
Local lettings demandby strategyLive area data
Short-stay let45% occupancy
£161/night ADR
Based on 6 short-let comps nearby
Rent by the room conversion upside
+£417/mo cash flow vs Rent it out if converted to Rent by the room
16.94% Return before costs on price converted vs 6.37% as-is
🔓 +2 bedrooms potential
medium confidence2 → 4 lettable rooms
Potential, not guaranteed (subject to planning + regs). Estimate from the floorplan (kitchen size assumed) — verify room sizes against the floorplan before offering.
How we calculated this
floorplan shows 5 habitable rooms (2 beds + 3 reception(s)); convert 2 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms (1 double, 0 single); sized to Wolverhampton adopted standard (6.51/11 m²; Landlords Guide to Amenity and Space Standards for HMOs (City of Wolverhampton Council, amended Jul 2018) - 'Shared houses type accommodation' table; HMO licence fee page (updated 15 Dec 2025)); 1 room size(s) not printed on the plan — counted but unverified vs the standard; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); Article 4 — planning permission needed
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
2 → 4 bed HMO
Projections use documented assumptions (local room rates, typical conversion costs, 75% LTV at 5.5%, indicative regional valuation yields) and each council’s published HMO standards. Not financial advice. Verify room sizes, licensing and planning with the council and a surveyor before purchase.
As-is Rent it out
Monthly profit-£134
Return before costs on price6.37%
Cash needed£54,398
If converted to Rent by the room
Monthly profit+£282
Return before costs on price16.94%
Cash needed£70,398
Δ vs Rent it out Monthly profit+£417
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
£48,400
Range: £41,800 – £57,200
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.
£51,960–£97,945full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 1 × bathroom£6,150–£11,275
- Rewire£3,960–£6,930
- Replumb£2,970–£5,940
- Windows£9,900–£17,820
- Paint + decor£7,920–£14,850
- Flooring£11,880–£22,770
Comparables
sold within 0.5 miWide · CV 33.4%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 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 & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodSt Stephen's Church of England Primary SchoolPrimary · Academy converter · WV10 0BB
- GoodTrinity CofE Primary AcademyPrimary · Academy converter · WV10 0UB
- Not ratedWoden Primary SchoolPrimary · Academy sponsor led · WV10 0LH
- Not ratedThomas Telford University Technical CollegeSecondary · University technical college · WV10 0JR
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£10,836
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,654
Exit costs
Projected sale price (5y · 2%/yr growth)£187,694
Capital gain (pre-CGT)£17,694
Sale costs (~2.5%)£4,692
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-£4,008
Rates as of Oct 2024
Acquisition costs
£73,910cash neededPurchase price£170,000
Deposit (25%)£42,500
Stamp duty+5% additional-property surcharge£9,400
Refurb£16,760
Legal + survey£1,700
Mortgage fees£3,550
Total cash neededdeposit + costs (loan covers the rest)£73,910
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Call us 9AM - 9PM - 7 days a week, 365 days a year!
A fantastic opportunity to purchase a spacious two-bedroom terraced home on Milton Road, Wolverhampton, offered with no upward chain. Perfect for first-time buyers or investors, this property boasts generous room sizes and flexible living space throughout.
The home welcomes you via a traditional entrance hallway leading into two large reception rooms, ideal for both relaxing and entertaining. The kitchen provides a practic…
Floor plans
Listing metazoopla · Belvoir - Wolverhampton
About this listing
170 days · ZooplaPrice history
5-year price trend
Monthly profit
−£138
Cash needed
£74K
Return after costs
-2.24%
IRR
-1.89%
Listed 170d ago
Milton Road, Fallings Park, Wolverhampton WV10
terraced · 2 bed · 1 bath · 990 sqft
£170,000
est £903 · 6.37% gross
EPC C
1 / 17
24/100
Marginal
6.37% — verify the rent + comps locally.
6.37% Return before costs — around the area average for this property type.
Monthly profit −£138/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating C — Min. energy standard 2030 compliant.
Price
£170K
4% above sold comps
Return before costs
6.37%
est rent £903/monot enough comparablesRange £874–£933/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
C
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: £874–£933/mo · n=30
Financing
DepositYour cash in — the rest is the mortgage25% · £42,500
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 (£12,570–£23,464 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £127,500 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
-£138
after mortgage, operating costs & tax
Rent in£903/mo gross
£868/mo collected · £35/mo lost to voids
Where it goes
£691Mortgage£315Costs
Outgoings exceed rent — you top up £138/mo
Mortgage£691
Costs£315
Management£90
Maintenance£50
Insurance£20
CapEx reserve£45
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£138
Returns
Return before costs on price6.37%
Cash return on cash-2.24%
Gross margin£553
Cash needed£73,910
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.26
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 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 | £10,836 | £3,786 | £8,288 | £0 | £0 | -£1,237 | -£1,237 |
| Year 2 | £11,161 | £3,899 | £8,288 | £0 | £0 | -£1,026 | -£2,263 |
| Year 3 | £11,496 | £4,016 | £8,288 | £0 | £0 | -£808 | -£3,071 |
| Year 4 | £11,841 | £4,137 | £8,288 | £0 | £0 | -£584 | -£3,655 |
| Year 5 | £12,196 | £4,261 | £8,288 | £0 | £0 | -£353 | -£4,008 |
Rent by the room upside
What we verified
4206
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCEnergy efficiency ratingC
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 let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miWide · CV 33.4%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,658
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£4,008
Acquisition costs
25% deposit£42,500
Stamp duty£9,400
Refurb£16,760
Legal + survey£1,700
Mortgage + broker£3,550
Cash needed£73,910
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
Call us 9AM - 9PM - 7 days a week, 365 days a year!
A fantastic opportunity to purchase a spacious two-bedroom terraced home on Milton Road, Wolverhampton, offered with no upward chain. Perfect for first-time buyers or investors, this property boasts generous room sizes and flexible living space throughout.
The home welcomes you via a traditional entrance hallway leading into two large reception rooms, ideal for both relaxing and entertaining. The kitchen provides a practic…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice