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Year 5 disposal
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0/ 100
Weak
4.76% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- EPC G — MEES (Minimum Energy Efficiency Standards) blocker by 2030 · ~£15,000–£30,000 upgrade cost
- Monthly profit −£493/mo — significantly negative — real recurring drain
- -5.4% 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
−£493/mo
You top up £493/mo
Price
£300K
No local sold comps to compare
Return · IRR
-5.4%/yr
Loses money over 5 years
Cash to get in
£115K
Deposit + fees + refurb
Return before costs on price 4.76%5-yr return on cash -21%Rent est. £1,191 (£1,071–£1,324)
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: £1,071–£1,324/mo · n=51
Financing
DepositYour cash in — the rest is the mortgage25% · £75,000
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 (£9,419–£17,581 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £225,000 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£493
after mortgage, operating costs & tax
Rent in£1,191/mo gross
£1,145/mo collected · £46/mo lost to voids
Where it goes
£1,219Mortgage£419Costs
Outgoings exceed rent — you top up £493/mo
Mortgage£1,219
Costs£419
Management£119
Maintenance£100
Insurance£28
CapEx reserve£60
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£493
Returns
Return before costs on price4.76%
Cash return on cash-5.13%
Gross margin£726
Cash needed£115,208
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.94
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 | £14,292 | £5,028 | £14,625 | £0 | £0 | -£5,361 | -£5,361 |
| Year 2 | £14,721 | £5,179 | £14,625 | £0 | £0 | -£5,083 | -£10,445 |
| Year 3 | £15,162 | £5,335 | £14,625 | £0 | £0 | -£4,797 | -£15,242 |
| Year 4 | £15,617 | £5,495 | £14,625 | £0 | £0 | -£4,502 | -£19,744 |
| Year 5 | £16,086 | £5,659 | £14,625 | £0 | £0 | -£4,199 | -£23,943 |
Disposal gain (gross)-£11,764
CGT£0
Net Disposal proceeds£322,944
What we verified
What we verified
41154 ok · 1 caution · 1 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
Building condition
Energy ratingG · ~£15k–£30k fix
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand G
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£15k–£30k
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 cohortB30 2LX · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Birmingham · 2 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 · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,670–£10,530
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,910–£17,010
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history127d on marketno cuts yet
Strategy matrix
Council lease wins — -£319/mo · £173/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 | 4.76% | -£493 | £115,208 | -20.8% | Low | Feasible |
| Housing-benefit rent | 2.99% | -£904 | £115,208 | -42.9% | Med | Feasible |
| ⭐ Council lease | 4.76% | -£319 | £115,208 | -13.7% | Low | Feasible |
| Refurb & refinance | 4.76% | -£493 | £135,231 | -17.7% | Med | Feasible |
| Short-stay let / Airbnb | 3.55% | -£1,011 | £115,208 | -51.7% | High | Feasible |
| Buy, improve & sell | 0.00% | -£232 | £339,731 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context301 active short-lets nearby
Short-let market context
- 301 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Birmingham · cap £748/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Birmingham
- LHA monthly cap:
- £748
- 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 let36% occupancy
£81/night ADR
Based on 26 short-let comps nearby
Rent by the room conversion upside
+£249/mo cash flow vs Rent it out if converted to Rent by the room
9.60% Return before costs on price converted vs 4.76% as-is
As-is Rent it out
Monthly profit-£408
Return before costs on price4.76%
Cash needed£86,898
If converted to Rent by the room
Monthly profit-£159
Return before costs on price9.60%
Cash needed£102,898
Δ vs Rent it out Monthly profit+£249
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
£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 49% (410 decisions)
≈0.0% within 100 m vs 10% policy
£48,630–£91,735full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 1 × bathroom£6,150–£11,275
- Rewire£3,600–£6,300
- Replumb£2,700–£5,400
- Windows£9,000–£16,200
- Paint + decor£7,200–£13,500
- Flooring£10,800–£20,700
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 & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- Not ratedMaple House SchoolNot applicable · Other independent special school · B30 2AE
- Not ratedCotteridge Primary SchoolPrimary · Community school · B30 2HT
- Not ratedStirchley Primary SchoolPrimary · Academy converter · B30 2JL
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£14,292
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£5,911
Exit costs
Projected sale price (5y · 2%/yr growth)£331,224
Capital gain (pre-CGT)£31,224
Sale costs (~2.5%)£8,281
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-£23,943
Rates as of Oct 2024
Acquisition costs
£115,208cash neededPurchase price£300,000
Deposit (25%)£75,000
Stamp duty+5% additional-property surcharge£20,000
Refurb£12,558
Legal + survey£2,150
Mortgage fees£5,500
Total cash neededdeposit + costs (loan covers the rest)£115,208
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Available with no onward chain. This well-positioned two bedroomed detached residence tucked away within A popular cul-de-sac. Located close to the Stirchley/Bournville border, Bournville Train Station is nearby and provides easy access to the City Centre, University of Birmingham and Queen Elizabeth Hospital. Ep Rating: D Location The vibrant and continually changing Stirchley Village offers commuter rail services from Bournville Station, buses and shopping facilities along…
Floor plans
Listing metazoopla · Oulsnam
About this listing
127 days · ZooplaPrice history
5-year price trend
Monthly profit
−£493
Cash needed
£115K
Return after costs
-5.13%
IRR
-5.38%
Listed 127d ago
Sparrey Drive, Stirchley, Birmingham B30
detached · 2 bed · 1 bath
£300,000
est £1,191 · 4.76% gross
EPC G
1 / 21
0/100
Marginal
4.76% — verify the rent + comps locally.
Energy rating G — Min. energy standard blocker by 2030 (~£15,000–£30,000 upgrade)
Price
£300K
Return before costs
4.76%
est rent £1,191/monot enough comparablesRange £1,071–£1,324/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
G
MEES (Minimum Energy Efficiency Standards) blocker by 2030
~£15,000–£30,000 upgrade
~£15,000–£30,000 upgrade
Deal flags1 issue
EPC G — 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: £1,071–£1,324/mo · n=51
Financing
DepositYour cash in — the rest is the mortgage25% · £75,000
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 (£9,419–£17,581 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £225,000 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£493
after mortgage, operating costs & tax
Rent in£1,191/mo gross
£1,145/mo collected · £46/mo lost to voids
Where it goes
£1,219Mortgage£419Costs
Outgoings exceed rent — you top up £493/mo
Mortgage£1,219
Costs£419
Management£119
Maintenance£100
Insurance£28
CapEx reserve£60
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£493
Returns
Return before costs on price4.76%
Cash return on cash-5.13%
Gross margin£726
Cash needed£115,208
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.94
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context301 active short-lets nearby
Short-let market context
- 301 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Birmingham · cap £748/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Birmingham
- LHA monthly cap:
- £748
- 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 | £14,292 | £5,028 | £14,625 | £0 | £0 | -£5,361 | -£5,361 |
| Year 2 | £14,721 | £5,179 | £14,625 | £0 | £0 | -£5,083 | -£10,445 |
| Year 3 | £15,162 | £5,335 | £14,625 | £0 | £0 | -£4,797 | -£15,242 |
| Year 4 | £15,617 | £5,495 | £14,625 | £0 | £0 | -£4,502 | -£19,744 |
| Year 5 | £16,086 | £5,659 | £14,625 | £0 | £0 | -£4,199 | -£23,943 |
Rent by the room upside
What we verified
3216
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▾
EPC~£15,000–£30,000 to upgrade to CG
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,925
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£23,943
Acquisition costs
25% deposit£75,000
Stamp duty£20,000
Refurb£12,558
Legal + survey£2,150
Mortgage + broker£5,500
Cash needed£115,208
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
Available with no onward chain. This well-positioned two bedroomed detached residence tucked away within A popular cul-de-sac. Located close to the Stirchley/Bournville border, Bournville Train Station is nearby and provides easy access to the City Centre, University of Birmingham and Queen Elizabeth Hospital. Ep Rating: D Location The vibrant and continually changing Stirchley Village offers commuter rail services from Bournville Station, buses and shopping facilities along…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice