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Year 5 disposal
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0/ 100
Weak
No rent data on file — verify locally before offering.
Why it works
Why to be cautious
- Monthly profit −£928/mo — heavily negative — needs monthly capital injection
- -15.9% 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.
- EPC band not stated — verify the certificate before offering (2030 MEES minimum is band C).
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£928/mo
You top up £928/mo
Price
£180K
No local sold comps to compare
Return · IRR
-15.9%/yr
Loses money over 5 years
Cash to get in
£73K
Deposit + fees + refurb
5-yr return on cash -77%
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £45,000
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 — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £135,000 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 sub-£200K
Maintenance (£/mo)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£928
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£731Mortgage£197Costs
Outgoings exceed rent — you top up £928/mo
Mortgage£731
Costs£197
Maintenance£67
Insurance£20
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£928
Returns
Return before costs on price0.00%
Cash return on cash-15.25%
Gross margin-£197
Cash needed£73,058
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
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 | £0 | £2,365 | £8,775 | £0 | £0 | -£11,139 | -£11,139 |
| Year 2 | £0 | £2,435 | £8,775 | £0 | £0 | -£11,210 | -£22,350 |
| Year 3 | £0 | £2,508 | £8,775 | £0 | £0 | -£11,283 | -£33,633 |
| Year 4 | £0 | £2,584 | £8,775 | £0 | £0 | -£11,359 | -£44,992 |
| Year 5 | £0 | £2,661 | £8,775 | £0 | £0 | -£11,436 | -£56,428 |
Disposal gain (gross)-£10,592
CGT£0
Net Disposal proceeds£193,766
What we verified
What we verified
21082 ok · 1 caution · 0 fail · 8 unknown
Legal & planning
LeaseholdUnknown
Tenure & planningUnknown
Legal & planning
2 checks- TenureUnknown
- 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 cohortWV10 6TZ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Birmingham City · 22.4 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 history52d on marketno cuts yet
Strategy matrix
Council lease wins — +£4,420/mo · £4,885/mo ahead of Housing-benefit rent
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 0.00% | -£928 | £73,058 | -77.2% | Low | Feasible |
| Housing-benefit rent | 4.15% | -£465 | £73,058 | -32.7% | Med | Feasible |
| ⭐ Council lease | 45.69% | +£4,420 | £73,058 | 386.6% | Low | Feasible |
| Refurb & refinance | 0.00% | -£928 | £87,081 | -64.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£191 | £209,381 | 3% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Black Country · cap £623/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Black Country
- LHA monthly cap:
- £623
- 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
Rent by the room conversion upside
+£1,157/mo cash flow vs Rent it out if converted to Rent by the room
16.00% Return before costs on price converted vs 0.00% as-is
As-is Rent it out
Monthly profit-£906
Return before costs on price0.00%
Cash needed£56,898
If converted to Rent by the room
Monthly profit+£251
Return before costs on price16.00%
Cash needed£72,898
Δ vs Rent it out Monthly profit+£1,157
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
£48,400
Range: £41,800 – £57,200
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.
£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 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£0
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£11,140
Exit costs
Projected sale price (5y · 2%/yr growth)£198,735
Capital gain (pre-CGT)£18,735
Sale costs (~2.5%)£4,968
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-£56,428
Rates as of Oct 2024
Acquisition costs
£73,058cash neededPurchase price£180,000
Deposit (25%)£45,000
Stamp duty+5% additional-property surcharge£10,100
Refurb£12,558
Legal + survey£1,700
Mortgage fees£3,700
Total cash neededdeposit + costs (loan covers the rest)£73,058
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Summary "A well presented stylish two bedroom detached park home situated near to popular transport links to including M54/M6 motorways suitable for the over 50's" Comprising entrance hall, dining room, lounge, kitchen, two bedrooms, en-suite shower room, bathroom, off road parking & garden.
Description Samuel Thorneywork from the Award Winning Connells Wolverhampton branch is delighted to bring to the market this detached two bedroom park home for the over 50's situated in…
Floor plans
Listing metazoopla · Connells - Wolverhampton
About this listing
52 days · ZooplaPrice history
5-year price trend
Monthly profit
−£928
Cash needed
£73K
Return after costs
-15.25%
IRR
-15.94%
Listed 52d ago
Oxley Moor Road, Oxley, Wolverhampton WV10
park home · 2 bed · 1 bath
£180,000
1 / 19
0/100
Marginal
No rent data — verify locally before offering.
Monthly profit −£928/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£180K
Return before costs
—
rent unknown
Bedrooms
2
1 bath
Energy rating
—
Energy rating
Deal flags1 issue
Park home
Not mortgageable; depreciating asset
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £45,000
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 — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £135,000 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 sub-£200K
Maintenance (£/mo)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£928
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£731Mortgage£197Costs
Outgoings exceed rent — you top up £928/mo
Mortgage£731
Costs£197
Maintenance£67
Insurance£20
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£928
Returns
Return before costs on price0.00%
Cash return on cash-15.25%
Gross margin-£197
Cash needed£73,058
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Black Country · cap £623/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Black Country
- LHA monthly cap:
- £623
- 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 | £0 | £2,365 | £8,775 | £0 | £0 | -£11,139 | -£11,139 |
| Year 2 | £0 | £2,435 | £8,775 | £0 | £0 | -£11,210 | -£22,350 |
| Year 3 | £0 | £2,508 | £8,775 | £0 | £0 | -£11,283 | -£33,633 |
| Year 4 | £0 | £2,584 | £8,775 | £0 | £0 | -£11,359 | -£44,992 |
| Year 5 | £0 | £2,661 | £8,775 | £0 | £0 | -£11,436 | -£56,428 |
Rent by the room upside
What we verified
2208
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeUnknown
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,755
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£56,428
Acquisition costs
25% deposit£45,000
Stamp duty£10,100
Refurb£12,558
Legal + survey£1,700
Mortgage + broker£3,700
Cash needed£73,058
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 "A well presented stylish two bedroom detached park home situated near to popular transport links to including M54/M6 motorways suitable for the over 50's" Comprising entrance hall, dining room, lounge, kitchen, two bedrooms, en-suite shower room, bathroom, off road parking & garden.
Description Samuel Thorneywork from the Award Winning Connells Wolverhampton branch is delighted to bring to the market this detached two bedroom park home for the over 50's situated in…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice