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Year 5 disposal
BMV -5%
⊞ View all 27
34/ 100
Weak
7.11% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Priced below market -5% vs 12 nearby sold (last 12 mo) — instant equity
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£117/mo — mildly negative — equity build may cover
- -1.2% 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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£117/mo
You top up £117/mo
Price vs market
Below market value
-5% vs 12 sold · interior unseen
Return · IRR
-1.2%/yr
Loses money over 5 years
Cash left in
£83K
Stays in after refinancing at value
Price £220KCash to buy £92KReturn before costs on price · Rent by the room 7.11%5-yr return on cash -1%Rent est. £1,212 (£1,122–£1,309)
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: £1,122–£1,309/mo · n=23
Financing
DepositYour cash in — the rest is the mortgage25% · £55,000
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 (£13,223–£24,682 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £165,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£117
after mortgage, operating costs & tax
Rent in£1,212/mo gross
£1,165/mo collected · £47/mo lost to voids
Where it goes
£894Mortgage£389Costs
Outgoings exceed rent — you top up £117/mo
Mortgage£894
Costs£389
Management£121
Maintenance£67
Insurance£28
CapEx reserve£61
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£117
Returns
Return before costs on price6.61%
Cash return on cash-1.54%
Gross margin£776
Cash needed£91,530
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.30
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 | £14,544 | £4,669 | £10,725 | £0 | £0 | -£850 | -£850 |
| Year 2 | £14,980 | £4,809 | £10,725 | £0 | £0 | -£554 | -£1,404 |
| Year 3 | £15,430 | £4,953 | £10,725 | £0 | £0 | -£249 | -£1,653 |
| Year 4 | £15,893 | £5,102 | £10,725 | £0 | £12 | £54 | -£1,599 |
| Year 5 | £16,369 | £5,255 | £10,725 | £0 | £74 | £315 | -£1,284 |
Disposal gain (gross)-£15,405
CGT£0
Net Disposal proceeds£236,825
What we verified
What we verified
60066 ok · 0 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
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 40% (10 decisions)
- NOTE: council HMO concentration policy not curated — the modal English policy (10% within 100m) is shown as an indication, not this council's adopted threshold
- 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
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
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 — 2 designations
Rates as of May 2026
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 profileFamily let
Tenant profilelikely cohortWS8 7RE · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Birmingham City · 17.8 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 · 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 · sqft auto-estimated from beds
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 history86d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — +£197/mo · £260/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 | 6.61% | -£117 | £91,530 | -1.4% | Low | Feasible |
| Housing-benefit rent | 4.08% | -£546 | £91,530 | -30.4% | Med | Feasible |
| Council lease | 6.61% | -£63 | £91,530 | -0.9% | Low | Feasible |
| Refurb & refinance | 6.61% | -£117 | £109,582 | -1.2% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 12.76% | +£197 | £91,530 | 16.9% | High | Feasible |
| Buy, improve & sell | 0.00% | -£199 | £259,282 | 2% | Med | Feasible |
| Rent by the room | 7.75% | -£1,123 | £121,530 | -50.4% | — | Feasible |
Short-let (SA) context339 active short-lets nearby
Short-let market context
- 339 active short-let listings in this postcode
- Superhosts earn -13.7% premium here
Housing-benefit (LHA) scheme detailBRMA Black Country · cap £748/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Black Country
- LHA monthly cap:
- £748
- Scheme type:
- none
- Premium:
- +1000% premium over LHA cap
- 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
Local lettings demandby strategyLive area data
Short-stay let57% occupancy
£135/night ADR
Based on 71 short-let comps nearby
Rent by the room conversion upside
+£203/mo cash flow vs Rent it out if converted to Rent by the room
13.09% Return before costs on price converted vs 6.61% as-is
🔓 +1 bedroom potential
medium confidenceUnlocks ~£5,684/yr extra rent
3 → 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 6 habitable rooms (3 beds + 3 reception(s)) in 67 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms (0 double, 1 single); sized to Walsall adopted standard (6.51/11 m²; Minimum HMO Standards Walsall (February 2018)); kitchen 6.3 m² is below the ~7.0 m² standard for 4 occupants — extend/relocate kitchen within the works; adds ~£474/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); Walsall runs partial additional HMO licensing — a licence is likely required even below 5 occupants (check scheme area); 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.
3 → 4 bed HMO+1 single
Sized to Walsall'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 (3 lettable rooms)
2× Double @ £546/mo1× Single @ £329/mo
≈ £1,421/mo gross room income
As-is Rent it out
Monthly profit-£79
Return before costs on price6.61%
Cash needed£66,898
If converted to Rent by the room
Monthly profit+£124
Return before costs on price13.09%
Cash needed£82,898
Δ vs Rent it out Monthly profit+£203
+1 room (4 total)
Monthly profit-£212
Return before costs on price10.33%
Cash needed£92,898
Extra rent+£474/mo
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 40% (10 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.
£56,030–£105,535full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 1 × bathroom£6,150–£11,275
- Rewire£4,400–£7,700
- Replumb£3,300–£6,600
- Windows£11,000–£19,800
- Paint + decor£8,800–£16,500
- Flooring£13,200–£25,300
Based on 258 HMO comps within 10.4 km
Comparables
sold within 0.5 miWide · CV 17.6%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Walsall 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 & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodWalsall Wood SchoolPrimary · Academy converter · WS8 7BP
- GoodWatling Street Primary SchoolPrimary · Community school · WS8 7LW
- Not ratedBrownhills West Primary SchoolPrimary · Academy converter · WS8 7LA
- Not ratedHoly Trinity Church of England Primary SchoolPrimary · Voluntary controlled school · WS8 7EG
- Not ratedBrownhills Ormiston AcademySecondary · Academy converter · WS8 7QG
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£14,544
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,409
Exit costs
Projected sale price (5y · 2%/yr growth)£242,898
Capital gain (pre-CGT)£22,898
Sale costs (~2.5%)£6,072
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-£1,284
Rates as of Oct 2024
Acquisition costs
£91,530cash neededPurchase price£220,000
Deposit (25%)£55,000
Stamp duty+5% additional-property surcharge£12,900
Refurb£17,630
Legal + survey£1,700
Mortgage fees£4,300
Total cash neededdeposit + costs (loan covers the rest)£91,530
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
modern three bedroom semi detached homecul de sac locationno upward chainattractive gardens with generous drivewayconservatory with quality clad roof for all year round useground floor guest W/C and first floor shower room
This well presented modern three bedroom semi detached home offers an exceptional opportunity for first time buyers or young families Offered for sale with the significant advantage of no upward chain, the home has been lovingly maintained by its current o…
Floor plans
Listing metazoopla · Webbs Estate Agent
About this listing
86 days · ZooplaPrice history
5-year price trend
Monthly profit
−£117
Cash needed
£92K
Return after costs
-1.54%
IRR
-1.16%
Listed 86d ago
Honesty Close, Clayhanger, Walsall WS8
semi-detached · 3 bed · 1 bath
£220,000
est £1,212 · 6.61% gross
EPC C
Priced below market
1 / 27
34/100
Marginal
7.11% Rent by the room strategy — market rent unverified, verify locally.
Priced below market -5% vs 12 nearby sold (last 12 mo)
Price
£220K
5% below sold comps
Return before costs (best)
7.11%
Rent by the room
Bedrooms
3
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: £1,122–£1,309/mo · n=23
Financing
DepositYour cash in — the rest is the mortgage25% · £55,000
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 (£13,223–£24,682 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £165,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£117
after mortgage, operating costs & tax
Rent in£1,212/mo gross
£1,165/mo collected · £47/mo lost to voids
Where it goes
£894Mortgage£389Costs
Outgoings exceed rent — you top up £117/mo
Mortgage£894
Costs£389
Management£121
Maintenance£67
Insurance£28
CapEx reserve£61
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£117
Returns
Return before costs on price6.61%
Cash return on cash-1.54%
Gross margin£776
Cash needed£91,530
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.30
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context339 active short-lets nearby
Short-let market context
- 339 active short-let listings in this postcode
- Superhosts earn -13.7% premium here
Housing-benefit (LHA) scheme detailBRMA Black Country · cap £748/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Black Country
- LHA monthly cap:
- £748
- Scheme type:
- none
- Premium:
- +1000% premium over LHA cap
- 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 | £14,544 | £4,669 | £10,725 | £0 | £0 | -£850 | -£850 |
| Year 2 | £14,980 | £4,809 | £10,725 | £0 | £0 | -£554 | -£1,404 |
| Year 3 | £15,430 | £4,953 | £10,725 | £0 | £0 | -£249 | -£1,653 |
| Year 4 | £15,893 | £5,102 | £10,725 | £0 | £12 | £54 | -£1,599 |
| Year 5 | £16,369 | £5,255 | £10,725 | £0 | £74 | £315 | -£1,284 |
Rent by the room upside
What we verified
6006
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▾
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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 17.6%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,145
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£1,284
Acquisition costs
25% deposit£55,000
Stamp duty£12,900
Refurb£17,630
Legal + survey£1,700
Mortgage + broker£4,300
Cash needed£91,530
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
modern three bedroom semi detached homecul de sac locationno upward chainattractive gardens with generous drivewayconservatory with quality clad roof for all year round useground floor guest W/C and first floor shower room
This well presented modern three bedroom semi detached home offers an exceptional opportunity for first time buyers or young families Offered for sale with the significant advantage of no upward chain, the home has been lovingly maintained by its current o…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice