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Year 5 disposal
BMV -9%
⊞ View all 11
0/ 100
Weak
4.58% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Priced below market -9% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- 3.43% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£1,236/mo — heavily negative — needs monthly capital injection
- -7.8% 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
−£1K/mo
You top up £1K/mo
Price vs market
Below market value
-9% vs 12 sold · interior unseen
Return · IRR
-7.8%/yr
Loses money over 5 years
Cash left in
£176K
Stays in after refinancing at value
Price £565KCash to buy £220KReturn before costs on price · Rent by the room 4.58%5-yr return on cash -30%Rent est. £1,617 (£945–£2,767)
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: £945–£2,767/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £141,250
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 (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £423,750 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£1,236
after mortgage, operating costs & tax
Rent in£1,617/mo gross
£1,555/mo collected · £62/mo lost to voids
Where it goes
£2,295Mortgage£496Costs
Outgoings exceed rent — you top up £1,236/mo
Mortgage£2,295
Costs£496
Management£162
Maintenance£100
Insurance£40
CapEx reserve£81
Voids + council tax£9
Ltd co. accounts£104
Tax—
Shortfall−£1,236
Returns
Return before costs on price3.43%
Cash return on cash-6.76%
Gross margin£1,059
Cash needed£219,583
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.68
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 | £19,404 | £5,948 | £27,544 | £0 | £0 | -£14,087 | -£14,087 |
| Year 2 | £19,986 | £6,126 | £27,544 | £0 | £0 | -£13,684 | -£27,771 |
| Year 3 | £20,586 | £6,310 | £27,544 | £0 | £0 | -£13,268 | -£41,039 |
| Year 4 | £21,203 | £6,499 | £27,544 | £0 | £0 | -£12,840 | -£53,878 |
| Year 5 | £21,839 | £6,694 | £27,544 | £0 | £0 | -£12,398 | -£66,277 |
Disposal gain (gross)-£25,647
CGT£0
Net Disposal proceeds£608,211
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
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 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 profileFamily let
Tenant profilelikely cohortCV4 8NT · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Birmingham City · 23.6 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 · 1170 sqft
£32k–£62k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£8,190–£15,210
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,870–£24,570
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 history56d on marketno cuts yet
Strategy matrix
Rent it out wins — -£1,236/mo · level with Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| ⭐ Rent it out | 3.43% | -£1,236 | £219,583 | -30.2% | Low | Feasible |
| Housing-benefit rent | 2.12% | -£1,806 | £219,583 | -46.3% | Med | Feasible |
| Council lease | 2.12% | -£1,592 | £219,583 | -42.3% | Low | Feasible |
| Refurb & refinance | 3.43% | -£1,236 | £255,616 | -25.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£244 | £641,641 | 5% | Med | Feasible |
| Rent by the room | 4.70% | -£2,492 | £253,583 | -54.9% | — | Feasible |
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:
- PSL
- 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
Rent by the room conversion upside
-£97/mo cash flow vs Rent it out if converted to Rent by the room
5.10% Return before costs on price converted vs 3.43% as-is
Room mix (4 lettable rooms)
2× Double @ £564/mo1× Single @ £463/mo1× En-suite @ £621/mo
≈ £2,213/mo gross room income
As-is Rent it out
Monthly profit-£1,098
Return before costs on price3.43%
Cash needed£153,148
If converted to Rent by the room
Monthly profit-£1,194
Return before costs on price5.10%
Cash needed£169,148
Δ vs Rent it out Monthly profit-£97
Show conversion detail
Conversion cost estimate
£28,600
Range: £22,000 – £37,400
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£69,580–£130,610full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 2 × bathroom£12,300–£22,550
- Rewire£5,200–£9,100
- Replumb£3,900–£7,800
- Windows£13,000–£23,400
- Paint + decor£10,400–£19,500
- Flooring£15,600–£29,900
Based on 1736 HMO comps within 1.6 km
Comparables
sold within 0.5 miWide · CV 18.4%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodCharter AcademyPrimary · Academy sponsor led · CV4 8DW
- Not ratedThe National Mathematics and Science CollegeNot applicable · Other independent school · CV4 8JB
- Not ratedUniversity of WarwickNot applicable · Higher education institutions · CV4 8UW
- Not ratedThe Westwood AcademySecondary · Academy converter · CV4 8DY
- Not ratedWMG Academy for Young EngineersSecondary · University technical college · CV4 8DY
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£19,404
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£14,834
Exit costs
Projected sale price (5y · 2%/yr growth)£623,806
Capital gain (pre-CGT)£58,806
Sale costs (~2.5%)£15,595
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-£66,277
Rates as of Oct 2024
Acquisition costs
£219,583cash neededPurchase price£565,000
Deposit (25%)£141,250
Stamp duty+5% additional-property surcharge£46,500
Refurb£19,458
Legal + survey£2,900
Mortgage fees£9,475
Total cash neededdeposit + costs (loan covers the rest)£219,583
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Designed with growing families in mind, the Gowan is a welcoming home which includes an inviting lounge, an open plan dining kitchen with French doors that create a lovely bright and airy space, a useful utility room providing extra storage space and a cloakroom. To the first floor there's a principal bedroom with en-suite and built-in wardrobe, three further bedrooms, all with built-in wardrobes and a modern family bathroom with a bath and separate shower cubicle. Outside th…
Floor plans
Nearby active comparables5 deals
Comparable rentals
CV4 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metazoopla · William Davis Homes - Westwood Park
About this listing
56 days · ZooplaPrice history
5-year price trend
Monthly profit
−£1,236
Cash needed
£220K
Return after costs
-6.76%
IRR
-7.85%
Listed 56d ago
Westwood Heath Road, Burton Green, Kenilworth CV4
detached · 4 bed · 2 bath
£565,000
est £1,617 · 3.43% gross
Priced below market
1 / 11
0/100
Marginal
4.58% Rent by the room strategy — market rent unverified, verify locally.
Priced below market -9% vs 12 nearby sold (last 12 mo)
Price
£565K
9% below sold comps
Return before costs (best)
4.58%
Rent by the room
Bedrooms
4
2 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: £945–£2,767/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £141,250
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 (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £423,750 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£1,236
after mortgage, operating costs & tax
Rent in£1,617/mo gross
£1,555/mo collected · £62/mo lost to voids
Where it goes
£2,295Mortgage£496Costs
Outgoings exceed rent — you top up £1,236/mo
Mortgage£2,295
Costs£496
Management£162
Maintenance£100
Insurance£40
CapEx reserve£81
Voids + council tax£9
Ltd co. accounts£104
Tax—
Shortfall−£1,236
Returns
Return before costs on price3.43%
Cash return on cash-6.76%
Gross margin£1,059
Cash needed£219,583
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.68
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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:
- PSL
- 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 | £19,404 | £5,948 | £27,544 | £0 | £0 | -£14,087 | -£14,087 |
| Year 2 | £19,986 | £6,126 | £27,544 | £0 | £0 | -£13,684 | -£27,771 |
| Year 3 | £20,586 | £6,310 | £27,544 | £0 | £0 | -£13,268 | -£41,039 |
| Year 4 | £21,203 | £6,499 | £27,544 | £0 | £0 | -£12,840 | -£53,878 |
| Year 5 | £21,839 | £6,694 | £27,544 | £0 | £0 | -£12,398 | -£66,277 |
Rent by the room upside
What we verified
5007
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▾
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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 18.4%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£5,509
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£66,277
Acquisition costs
25% deposit£141,250
Stamp duty£46,500
Refurb£19,458
Legal + survey£2,900
Mortgage + broker£9,475
Cash needed£219,583
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
Designed with growing families in mind, the Gowan is a welcoming home which includes an inviting lounge, an open plan dining kitchen with French doors that create a lovely bright and airy space, a useful utility room providing extra storage space and a cloakroom. To the first floor there's a principal bedroom with en-suite and built-in wardrobe, three further bedrooms, all with built-in wardrobes and a modern family bathroom with a bath and separate shower cubicle. Outside th…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice