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Year 5 disposal
⊞ View all 15
5/ 100
Weak
7.84% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- EPC B — MEES compliant
Why to be cautious
- Monthly profit −£281/mo — significantly negative — real recurring drain
- -3.1% 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
−£281/mo
You top up £281/mo
Price vs market
Above comparable sales
+15% vs 12 sold
Return · IRR
-3.1%/yr
Loses money over 5 years
Cash to get in
£100K
Deposit + fees + refurb
Price £245KReturn before costs on price · Rent by the room 7.84%5-yr return on cash -12%Rent est. £1,114 (£1,021–£1,215)
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: £1,021–£1,215/mo · n=14
Financing
DepositYour cash in — the rest is the mortgage25% · £61,250
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 (£13,223–£24,682 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £183,750 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£281
after mortgage, operating costs & tax
Rent in£1,114/mo gross
£1,071/mo collected · £43/mo lost to voids
Where it goes
£995Mortgage£357Costs
Outgoings exceed rent — you top up £281/mo
Mortgage£995
Costs£357
Management£111
Maintenance£50
Insurance£28
CapEx reserve£56
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£281
Returns
Return before costs on price5.46%
Cash return on cash-3.38%
Gross margin£714
Cash needed£99,905
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.08
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 | £13,368 | £4,285 | £11,944 | £0 | £0 | -£2,861 | -£2,861 |
| Year 2 | £13,769 | £4,414 | £11,944 | £0 | £0 | -£2,588 | -£5,449 |
| Year 3 | £14,182 | £4,546 | £11,944 | £0 | £0 | -£2,308 | -£7,757 |
| Year 4 | £14,608 | £4,683 | £11,944 | £0 | £0 | -£2,019 | -£9,776 |
| Year 5 | £15,046 | £4,823 | £11,944 | £0 | £0 | -£1,721 | -£11,497 |
Disposal gain (gross)-£15,243
CGT£0
Net Disposal proceeds£263,737
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
Likely approvable64% 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 63% (35 decisions)
- NOTE: this council assesses HMO concentration by none, not a radius percentage — the radius figures below are indicative only
- 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
Rates as of May 2026
Building condition
Energy ratingB
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand B
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 cohortWV10 6GG · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Birmingham City · 21.6 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 history58d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — +£349/mo · £468/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 | 5.46% | -£281 | £99,905 | -11.5% | Low | Feasible |
| Housing-benefit rent | 3.66% | -£630 | £99,905 | -32.8% | Med | Feasible |
| Council lease | 5.46% | -£119 | £99,905 | -3.9% | Low | Feasible |
| Refurb & refinance | 5.46% | -£281 | £119,207 | -9.6% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 13.74% | +£349 | £99,905 | 25.5% | High | Feasible |
| Buy, improve & sell | 0.00% | -£182 | £286,032 | 3% | Med | Feasible |
| Rent by the room | 8.00% | -£1,130 | £125,905 | -47.8% | — | Feasible |
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 £748/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Black Country
- 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 let55% occupancy
£168/night ADR
Based on 3 short-let comps nearby
Rent by the room conversion upside
+£301/mo cash flow vs Rent it out if converted to Rent by the room
11.76% Return before costs on price converted vs 5.46% as-is
Room mix (3 lettable rooms)
1× Double @ £558/mo1× Single @ £490/mo1× En-suite @ £586/mo
≈ £1,634/mo gross room income
As-is Rent it out
Monthly profit-£256
Return before costs on price5.46%
Cash needed£73,148
If converted to Rent by the room
Monthly profit+£45
Return before costs on price11.76%
Cash needed£89,148
Δ vs Rent it out Monthly profit+£301
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
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.
£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 485 HMO comps within 2.3 km
Comparables
sold within 0.5 miWide · CV 26.2%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 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 Anthony's Catholic Primary AcademyPrimary · Academy converter · WV10 6NW
- GoodOrmiston NEW AcademySecondary · Academy sponsor led · WV10 6SE
- Not ratedElston Hall Primary SchoolPrimary · Academy converter · WV10 6NN
- Not ratedRakegate Primary SchoolPrimary · Community school · WV10 6US
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£13,368
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,375
Exit costs
Projected sale price (5y · 2%/yr growth)£270,500
Capital gain (pre-CGT)£25,500
Sale costs (~2.5%)£6,763
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-£11,497
Rates as of Oct 2024
Acquisition costs
£99,905cash neededPurchase price£245,000
Deposit (25%)£61,250
Stamp duty+5% additional-property surcharge£14,650
Refurb£17,630
Legal + survey£1,700
Mortgage fees£4,675
Total cash neededdeposit + costs (loan covers the rest)£99,905
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
SLADE Property Collective presents
25 Croft Gardens, Akron Gate Offers in the Region of £250,000 Nestled within the highly desirable Akron Gate development, this beautifully presented three-bedroom mid-terrace home offers stylish, contemporary living in a location that continues to prove popular with first-time buyers, young families and downsizers alike. Offering approximately 813 sq. Ft. Of thoughtfully designed accommodation, the property boasts a spacious living/dining r…
Floor plans
Listing metazoopla · SLADE Property Collective
About this listing
58 days · ZooplaPrice history
5-year price trend
Monthly profit
−£281
Cash needed
£100K
Return after costs
-3.38%
IRR
-3.14%
Listed 58d ago
Croft Gardens, Oxley, Wolverhampton WV10
terraced · 3 bed · 1 bath
£245,000
est £1,114 · 5.46% gross
EPC B
1 / 15
5/100
Marginal
7.84% Rent by the room strategy — market rent unverified, verify locally.
5.46% Return before costs — around the area average for this property type.
Monthly profit −£281/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating B — Min. energy standard 2030 compliant.
Price
£245K
15% above sold comps
Return before costs (best)
7.84%
Rent by the room
Bedrooms
3
1 bath
Energy rating
B
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: £1,021–£1,215/mo · n=14
Financing
DepositYour cash in — the rest is the mortgage25% · £61,250
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 (£13,223–£24,682 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £183,750 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£281
after mortgage, operating costs & tax
Rent in£1,114/mo gross
£1,071/mo collected · £43/mo lost to voids
Where it goes
£995Mortgage£357Costs
Outgoings exceed rent — you top up £281/mo
Mortgage£995
Costs£357
Management£111
Maintenance£50
Insurance£28
CapEx reserve£56
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£281
Returns
Return before costs on price5.46%
Cash return on cash-3.38%
Gross margin£714
Cash needed£99,905
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.08
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 £748/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Black Country
- 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 | £13,368 | £4,285 | £11,944 | £0 | £0 | -£2,861 | -£2,861 |
| Year 2 | £13,769 | £4,414 | £11,944 | £0 | £0 | -£2,588 | -£5,449 |
| Year 3 | £14,182 | £4,546 | £11,944 | £0 | £0 | -£2,308 | -£7,757 |
| Year 4 | £14,608 | £4,683 | £11,944 | £0 | £0 | -£2,019 | -£9,776 |
| Year 5 | £15,046 | £4,823 | £11,944 | £0 | £0 | -£1,721 | -£11,497 |
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 ratingB
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 26.2%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,389
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£11,497
Acquisition costs
25% deposit£61,250
Stamp duty£14,650
Refurb£17,630
Legal + survey£1,700
Mortgage + broker£4,675
Cash needed£99,905
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
SLADE Property Collective presents
25 Croft Gardens, Akron Gate Offers in the Region of £250,000 Nestled within the highly desirable Akron Gate development, this beautifully presented three-bedroom mid-terrace home offers stylish, contemporary living in a location that continues to prove popular with first-time buyers, young families and downsizers alike. Offering approximately 813 sq. Ft. Of thoughtfully designed accommodation, the property boasts a spacious living/dining r…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice