Skip to main contenthow this is calculated →
Year 5 disposal
⊞ View all 35
84/ 100
Strong
Strong investment fundamentals.
Why it works
- Monthly profit +£266/mo from completion — the no.1 reason to invest
- 8.45% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- 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
+£266/mo
Pays you every month, net of costs
Price
£325K
No local sold comps to compare
Return · IRR
2.5%/yr
Modest annualised return
Cash to get in
£135K
Deposit + fees + refurb
Return before costs on price 8.45%5-yr return on cash 19%Rent est. £2,288 (£1,945–£2,691)
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: £1,945–£2,691/mo · n=1
Financing
DepositYour cash in — the rest is the mortgage25% · £81,250
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 (£17,243–£32,187 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £243,750 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£266
after mortgage, operating costs & tax
Rent in£2,288/mo gross
£2,200/mo collected · £88/mo lost to voids
Where it goes
£1,320Mortgage£551Costs
£266/mo left as profit · 12% of rent kept
Mortgage£1,320
Costs£551
Management£229
Maintenance£67
Insurance£28
CapEx reserve£114
Voids + council tax£9
Ltd co. accounts£104
Tax£62
Profit+£266
Returns
Return before costs on price8.45%
Cash return on cash2.37%
Gross margin£1,649
Cash needed£134,766
Monthly profit payback42y 3m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.67
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £27,456 | £6,613 | £15,844 | £0 | £950 | £4,049 | £4,049 |
| Year 2 | £28,280 | £6,812 | £15,844 | £0 | £1,069 | £4,555 | £8,604 |
| Year 3 | £29,128 | £7,016 | £15,844 | £0 | £1,191 | £5,077 | £13,681 |
| Year 4 | £30,002 | £7,227 | £15,844 | £0 | £1,317 | £5,615 | £19,296 |
| Year 5 | £30,902 | £7,443 | £15,844 | £0 | £1,447 | £6,168 | £25,463 |
Disposal gain (gross)-£22,785
CGT£0
Net Disposal proceeds£349,856
What we verified
What we verified
51065 ok · 1 caution · 0 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
Likely approvable77% 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 78% (179 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
⚠️ Selective Licensing in scope
Additional HMO — city-wide
Rates as of May 2026
Building condition
Energy ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
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 cohortCV4 9HU · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Birmingham City · 22 km
Reason
4-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
4-bed · 2-bath · 1420 sqft
£36k–£70k
£ per sqft
building cost only
£25–£49
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£9,940–£18,460
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£15,620–£29,820
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 history145d on marketno cuts yet
Strategy matrix
Rent by the room wins — +£466/mo · £122/mo ahead of Council lease (after room-conversion)
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 8.45% | +£266 | £134,766 | 18.9% | Low | Feasible |
| Housing-benefit rent | 3.68% | -£786 | £134,766 | -29.9% | Med | Feasible |
| Council lease | 8.45% | +£344 | £134,766 | 19.2% | Low | Feasible |
| Refurb & refinance | 8.45% | +£266 | £160,212 | 15.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£199 | £381,837 | 3% | Med | Feasible |
| ⭐ Rent by the room | 4.91% * | +£466 | £143,321 | — | — | Feasible |
* Rent by the room shows net yield on cost for the audited HMO conversion deal (post-conversion, after running costs) — not gross like the other rows. Its 5-yr ROI reads “—” because the audited deal is a year-one snapshot; the HMO conversion panel below shows the cash-back / payback horizon.
Housing-benefit (LHA) scheme detailBRMA Coventry · cap £997/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Coventry
- LHA monthly cap:
- £997
- Scheme type:
- nominee
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- 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
Rent by the room conversion upside
-£568/mo cash flow vs Rent it out if converted to Rent by the room
8.86% Return before costs on price converted vs 8.45% as-is
£325k → 6-bed HMO @ ~£516/room: £2,776 pcm gross, ~£1,584 pcm net (4.9% net on £387k all-in incl. ~£37k works); needs +1 bathroom; GDV ~£224k → refinance releases ~£-76k (~£219k left in)
medium confidence
Unlocks ~£13,446/yr extra rent
4 → 6 lettable rooms · ~6.2% gross at max
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 7 habitable rooms (4 beds + 3 reception(s)); convert 2 spare room(s) to bedrooms, keeping one reception as the lounge → up to 6 lettable rooms (incl. the garage — convertible to a bedroom or the communal area); sized to Coventry adopted standard (6.51/10.22 m²; Amenities and Facilities Guide for HMOs (Coventry City Council, room-size/amenity table, doc dated Nov 2020, live-linked from current site); HMO licence fee page + Oct-2025 fee-update bulletin; Additional HMO Licensing Scheme 2025-2030); adds ~£1,120/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); mandatory HMO licence (5+ persons, England); 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.
4 → 6 bed HMO+2 singles4.91% net on cost3.91% cash-on-cashuplift 8.45% → 6.2%
💷 Refinance could release ~-£76,074
HMO licence+1 bathroom needed
Sized to Coventry's adopted HMO standards
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.
Room mix (4 lettable rooms)
2× Double @ £574/mo1× Single @ £467/mo1× En-suite @ £625/mo
≈ £2,241/mo gross room income
As-is Rent it out
Monthly profit+£311
Return before costs on price8.45%
Cash needed£93,148
If converted to Rent by the room
Monthly profit-£257
Return before costs on price8.86%
Cash needed£109,148
Δ vs Rent it out Monthly profit-£568
+2 rooms (6 total)
Monthly profit+£355
Return before costs on price12.41%
Cash needed£129,148
Extra rent+£1,121/mo
Show conversion detail
Conversion cost estimate
£28,600
Range: £22,000 – £37,400
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 77% 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 78% (179 decisions)
≈0.0% within 100 m vs 10% policy
£74,020–£138,890full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 2 × bathroom£12,300–£22,550
- Rewire£5,680–£9,940
- Replumb£4,260–£8,520
- Windows£14,200–£25,560
- Paint + decor£11,360–£21,300
- Flooring£17,040–£32,660
Based on 1126 HMO comps within 987 m
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
HMO - 30.9.23
≈0.0% within 100 m vs 10% policy
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodLeigh Church of England AcademyPrimary · Academy converter · CV4 9RQ
- Not ratedHereward College of Further Education16 plus · Further education · CV4 9SW
- Not ratedLimbrick Wood Primary SchoolPrimary · Academy converter · CV4 9QT
- Not ratedOur Lady of the Assumption Catholic Primary SchoolPrimary · Voluntary aided school · CV4 9LB
- Not ratedTemplars Primary SchoolPrimary · Community school · CV4 9DA
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£27,456
Section 24 credit£0
Annual tax due£950
Post-tax Monthly profit annual£2,993
Exit costs
Projected sale price (5y · 2%/yr growth)£358,826
Capital gain (pre-CGT)£33,826
Sale costs (~2.5%)£8,971
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£25,463
Rates as of Oct 2024
Acquisition costs
£134,766cash neededPurchase price£325,000
Deposit (25%)£81,250
Stamp duty+5% additional-property surcharge£22,500
Refurb£22,991
Legal + survey£2,150
Mortgage fees£5,875
Total cash neededdeposit + costs (loan covers the rest)£134,766
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Nestled in the desirable area of Tile Hill Lane, Coventry, this charming semi-detached house offers a perfect blend of comfort and convenience. With four spacious bedrooms, this property is ideal for families or those seeking extra space for guests or a home office. The well-appointed layout includes a welcoming entrance hallway, dining room and separate living room. To the rear of the property is a spacious kitchen/diner and there is also the added benefit of a utility room.…
Floor plans
Listing metazoopla · Shortland Horne
About this listing
145 days · ZooplaPrice history
5-year price trend
Monthly profit
+£266
Cash needed
£135K
Return after costs
2.37%
IRR
2.52%
Listed 145d ago
Tile Hill Lane, Tile Hill, Coventry CV4
semi-detached · 4 bed · 2 bath · 1,420 sqft
£325,000
est £2,288 · 8.45% gross
EPC D
1 / 34
84/100
Strong
Real 8.45% — fundamentals work.
Monthly profit +£266/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.45% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£325K
Return before costs
8.45%
est rent £2,288/monot enough comparablesRange £1,945–£2,691/mo (Q1–Q3)
Bedrooms
4
2 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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: £1,945–£2,691/mo · n=1
Financing
DepositYour cash in — the rest is the mortgage25% · £81,250
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 (£17,243–£32,187 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £243,750 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£266
after mortgage, operating costs & tax
Rent in£2,288/mo gross
£2,200/mo collected · £88/mo lost to voids
Where it goes
£1,320Mortgage£551Costs
£266/mo left as profit · 12% of rent kept
Mortgage£1,320
Costs£551
Management£229
Maintenance£67
Insurance£28
CapEx reserve£114
Voids + council tax£9
Ltd co. accounts£104
Tax£62
Profit+£266
Returns
Return before costs on price8.45%
Cash return on cash2.37%
Gross margin£1,649
Cash needed£134,766
Monthly profit payback42y 3m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.67
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Coventry · cap £997/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Coventry
- LHA monthly cap:
- £997
- Scheme type:
- nominee
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- 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 | £27,456 | £6,613 | £15,844 | £0 | £950 | £4,049 | £4,049 |
| Year 2 | £28,280 | £6,812 | £15,844 | £0 | £1,069 | £4,555 | £8,604 |
| Year 3 | £29,128 | £7,016 | £15,844 | £0 | £1,191 | £5,077 | £13,681 |
| Year 4 | £30,002 | £7,227 | £15,844 | £0 | £1,317 | £5,615 | £19,296 |
| Year 5 | £30,902 | £7,443 | £15,844 | £0 | £1,447 | £6,168 | £25,463 |
Rent by the room upside
What we verified
5106
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~£3,000–£7,000 to upgrade to CD
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£3,169
Annual rental tax£749
CGT yr 5£0 · company level
5y net total£25,463
Acquisition costs
25% deposit£81,250
Stamp duty£22,500
Refurb£22,991
Legal + survey£2,150
Mortgage + broker£5,875
Cash needed£134,766
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
Nestled in the desirable area of Tile Hill Lane, Coventry, this charming semi-detached house offers a perfect blend of comfort and convenience. With four spacious bedrooms, this property is ideal for families or those seeking extra space for guests or a home office. The well-appointed layout includes a welcoming entrance hallway, dining room and separate living room. To the rear of the property is a spacious kitchen/diner and there is also the added benefit of a utility room.…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice