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Year 5 disposal
BMV -11%
⊞ View all 20
0/ 100
Weak
4.65% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Priced below market -11% vs 12 nearby sold (last 12 mo) — instant equity
- Long lease (104 yrs) — no short-lease drag
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£633/mo — heavily negative — needs monthly capital injection
- -7.7% 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
−£633/mo
You top up £633/mo
Price vs market
Below market value
-11% vs 12 sold · interior unseen
Return · IRR
-7.7%/yr
Loses money over 5 years
Cash left in
£77K
Stays in after refinancing at value
Price £270KCash to buy £103KReturn before costs on price 4.65%5-yr return on cash -33%Rent est. £1,046 (£981–£1,115)
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: £981–£1,115/mo · n=17
Financing
DepositYour cash in — the rest is the mortgage25% · £67,500
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £202,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£633
after mortgage, operating costs & tax
Rent in£1,046/mo gross
£1,006/mo collected · £40/mo lost to voids
Where it goes
£1,097Mortgage£541Costs
Outgoings exceed rent — you top up £633/mo
Mortgage£1,097
Costs£541
Management£105
Maintenance£67
Insurance£28
CapEx reserve£52
Voids + council tax£10
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£633
Returns
Return before costs on price4.65%
Cash return on cash-7.38%
Gross margin£464
Cash needed£102,839
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.92
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 | £12,552 | £6,498 | £13,163 | £0 | £0 | -£7,108 | -£7,108 |
| Year 2 | £12,929 | £6,693 | £13,163 | £0 | £0 | -£6,927 | -£14,035 |
| Year 3 | £13,316 | £6,894 | £13,163 | £0 | £0 | -£6,740 | -£20,775 |
| Year 4 | £13,716 | £7,100 | £13,163 | £0 | £0 | -£6,547 | -£27,321 |
| Year 5 | £14,127 | £7,313 | £13,163 | £0 | £0 | -£6,348 | -£33,670 |
Disposal gain (gross)-£9,640
CGT£0
Net Disposal proceeds£290,649
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
Leasehold104 yr
Tenure & planning104 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
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 profileMixed demand
Tenant profilelikely cohortWR8 0JP · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Birmingham · 47.2 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 history86d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — -£226/mo · £407/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 | 4.65% | -£633 | £102,839 | -32.7% | Low | Feasible |
| Housing-benefit rent | 3.10% | -£966 | £102,839 | -52.6% | Med | Feasible |
| Council lease | 3.10% | -£808 | £102,839 | -46.1% | Low | Feasible |
| Refurb & refinance | 4.65% | -£633 | £120,645 | -27.9% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 9.84% | -£226 | £102,839 | -9.7% | High | Feasible |
| Buy, improve & sell | 0.00% | -£374 | £304,595 | 5% | 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 Worcester South · cap £698/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Worcester South
- LHA monthly cap:
- £698
- Scheme type:
- nominee
- Premium:
- +0% premium over LHA cap
- 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 let54% occupancy
£135/night ADR
Based on 3 short-let comps nearby
Rent by the room conversion upside
+£367/mo cash flow vs Rent it out if converted to Rent by the room
10.67% Return before costs on price converted vs 4.65% as-is
🔓 +1 bedroom potential
medium confidence2 → 3 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 4 habitable rooms (2 beds + 2 reception(s)) in 92 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 3 lettable rooms (0 double, 1 single); sized to Malvern Hills adopted standard (6.51/10.22 m²; Standards for Houses in Multiple Occupation (HMO) Guide, POL0016, March 2026 (Malvern Hills & Wychavon)); loft conversion may add 1-2 further rooms (subject to head height/planning — not counted)
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
2 → 3 bed HMO+1 single
Sized to Malvern Hills'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.
As-is Rent it out
Monthly profit-£409
Return before costs on price4.65%
Cash needed£79,398
If converted to Rent by the room
Monthly profit-£42
Return before costs on price10.67%
Cash needed£95,398
Δ vs Rent it out Monthly profit+£367
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
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£42,690–£80,380full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£3,240–£5,670
- Replumb£2,430–£4,860
- Windows£8,100–£14,580
- Paint + decor£5,670–£10,530
- Flooring£8,910–£17,010
Comparables
sold within 0.5 miWide · CV 20.3%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodHanley Castle High SchoolSecondary · Academy converter · WR8 0BL
- Not ratedBankside SchoolNot applicable · Other independent special school · WR8 0AD
- Not ratedBridge School MalvernNot applicable · Other independent special school · WR8 0DX
- Not ratedHanley Swan St Gabriel's with St Mary's CofE Primary SchoolPrimary · Academy converter · WR8 0EQ
- Not ratedUpton-Upon-Severn CofE Primary and Pre SchoolPrimary · Voluntary controlled school · WR8 0LD
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£12,552
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£7,591
Exit costs
Projected sale price (5y · 2%/yr growth)£298,102
Capital gain (pre-CGT)£28,102
Sale costs (~2.5%)£7,453
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-£33,670
Rates as of Oct 2024
Acquisition costs
£102,839cash neededPurchase price£270,000
Deposit (25%)£67,500
Stamp duty+5% additional-property surcharge£17,000
Refurb£10,764
Legal + survey£2,525
Mortgage fees£5,050
Total cash neededdeposit + costs (loan covers the rest)£102,839
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Summary Nestled in the picturesque Upton-Upon-Severn, this charming two-bedroom house is a well presented and comfortable home.
Description Nestled in the picturesque Upton-Upon-Severn, this charming two-bedroom house is a well presented and comfortable home.
The property is close to local shops and amenities, plus it is within close walking distance to beautiful riverside walks and charming pubs.
Entrance Hall Carpet, smoke detector, pendent ceiling light, storage heater,…
Floor plans
Listing metazoopla · Denny & Salmond
About this listing
86 days · ZooplaPrice history
5-year price trend
Monthly profit
−£633
Cash needed
£103K
Return after costs
-7.38%
IRR
-7.74%
Listed 86d ago
Berrow Court, Upton-Upon-Severn, Worcester WR8
semi-detached · 2 bed · 1 bath
£270,000
est £1,046 · 4.65% gross
Leasehold 104yr
Priced below market
1 / 20
0/100
Marginal
4.65% — verify the rent + comps locally.
Priced below market -11% vs 12 nearby sold (last 12 mo)
Price
£270K
11% below sold comps
Return before costs
4.65%
est rent £1,046/monot enough comparablesRange £981–£1,115/mo (Q1–Q3)
Bedrooms
2
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: £981–£1,115/mo · n=17
Financing
DepositYour cash in — the rest is the mortgage25% · £67,500
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £202,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£633
after mortgage, operating costs & tax
Rent in£1,046/mo gross
£1,006/mo collected · £40/mo lost to voids
Where it goes
£1,097Mortgage£541Costs
Outgoings exceed rent — you top up £633/mo
Mortgage£1,097
Costs£541
Management£105
Maintenance£67
Insurance£28
CapEx reserve£52
Voids + council tax£10
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£633
Returns
Return before costs on price4.65%
Cash return on cash-7.38%
Gross margin£464
Cash needed£102,839
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.92
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 Worcester South · cap £698/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Worcester South
- LHA monthly cap:
- £698
- Scheme type:
- nominee
- Premium:
- +0% premium over LHA cap
- 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 | £12,552 | £6,498 | £13,163 | £0 | £0 | -£7,108 | -£7,108 |
| Year 2 | £12,929 | £6,693 | £13,163 | £0 | £0 | -£6,927 | -£14,035 |
| Year 3 | £13,316 | £6,894 | £13,163 | £0 | £0 | -£6,740 | -£20,775 |
| Year 4 | £13,716 | £7,100 | £13,163 | £0 | £0 | -£6,547 | -£27,321 |
| Year 5 | £14,127 | £7,313 | £13,163 | £0 | £0 | -£6,348 | -£33,670 |
Rent by the room upside
What we verified
3207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining104 yr
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 let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miWide · CV 20.3%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,633
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£33,670
Acquisition costs
25% deposit£67,500
Stamp duty£17,000
Refurb£10,764
Legal + survey£2,525
Mortgage + broker£5,050
Cash needed£102,839
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 Nestled in the picturesque Upton-Upon-Severn, this charming two-bedroom house is a well presented and comfortable home.
Description Nestled in the picturesque Upton-Upon-Severn, this charming two-bedroom house is a well presented and comfortable home.
The property is close to local shops and amenities, plus it is within close walking distance to beautiful riverside walks and charming pubs.
Entrance Hall Carpet, smoke detector, pendent ceiling light, storage heater,…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice