Skip to main contenthow this is calculated →
Year 5 disposal
⊞ View all 23
24/ 100
Weak
8.58% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£132/mo — mildly negative — equity build may cover
- -1.4% 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
−£132/mo
You top up £132/mo
Price vs market
Above comparable sales
+8% vs 12 sold
Return · IRR
-1.4%/yr
Loses money over 5 years
Cash to get in
£92K
Deposit + fees + refurb
Price £220KReturn before costs on price · Rent by the room 8.58%5-yr return on cash -2%Rent est. £1,172 (£1,116–£1,231)
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: £1,116–£1,231/mo · n=6
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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£132
after mortgage, operating costs & tax
Rent in£1,172/mo gross
£1,127/mo collected · £45/mo lost to voids
Where it goes
£894Mortgage£365Costs
Outgoings exceed rent — you top up £132/mo
Mortgage£894
Costs£365
Management£117
Maintenance£50
Insurance£28
CapEx reserve£59
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£132
Returns
Return before costs on price6.39%
Cash return on cash-1.73%
Gross margin£762
Cash needed£91,530
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.26
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 | £14,064 | £4,381 | £10,725 | £0 | £0 | -£1,042 | -£1,042 |
| Year 2 | £14,486 | £4,512 | £10,725 | £0 | £0 | -£751 | -£1,793 |
| Year 3 | £14,920 | £4,647 | £10,725 | £0 | £0 | -£452 | -£2,245 |
| Year 4 | £15,368 | £4,787 | £10,725 | £0 | £0 | -£144 | -£2,388 |
| Year 5 | £15,829 | £4,930 | £10,725 | £0 | £33 | £141 | -£2,248 |
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 7AT · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Birmingham City · 16.8 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 history44d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — +£211/mo · £291/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 | 6.39% | -£132 | £91,530 | -2.5% | Low | Feasible |
| Housing-benefit rent | 4.08% | -£527 | £91,530 | -29.0% | Med | Feasible |
| Council lease | 6.39% | -£80 | £91,530 | -2.0% | Low | Feasible |
| Refurb & refinance | 6.39% | -£132 | £109,582 | -2.1% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 12.76% | +£211 | £91,530 | 17.9% | High | Feasible |
| Buy, improve & sell | 0.00% | -£182 | £259,282 | 2% | Med | Feasible |
| Rent by the room | 8.58% | -£1,059 | £117,530 | -47.9% | — | 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
+£235/mo cash flow vs Rent it out if converted to Rent by the room
13.09% Return before costs on price converted vs 6.39% as-is
🔓 +1 bedroom potential
medium confidenceUnlocks ~£6,292/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 4 habitable rooms (3 beds + 1 reception(s)) in 72 m²; open-plan kitchen/diner serves as the communal living space, so all 1 convertible room(s) become bedrooms → up to 4 lettable rooms (0 double, 1 single); sized to Walsall adopted standard (6.51/11 m²; Minimum HMO Standards Walsall (February 2018)); adds ~£524/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)
1× Double @ £559/mo1× Single @ £406/mo1× En-suite @ £608/mo
≈ £1,573/mo gross room income
As-is Rent it out
Monthly profit-£111
Return before costs on price6.39%
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+£235
+1 room (4 total)
Monthly profit-£66
Return before costs on price11.44%
Cash needed£92,898
Extra rent+£524/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 240 HMO comps within 13.7 km
Comparables
sold within 0.5 miWide · CV 21.9%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£14,064
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,583
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-£2,248
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
well presented three bedroom end terrace houseopen plan kitchen and dining/family roomfront living roomexcellent sized bedroomsmodern first floor bathroom with separate WCsuperb first time/family purchaseexcellent road network links towards walsall, brownhills, cannock and further afield
Three bedroom end terrace first time purchase/family home, ideally positioned within a popular residential setting and offering well proportioned accommodation together with excellent outdoo…
Floor plans
Listing metazoopla · Webbs Estate Agent
About this listing
44 days · ZooplaPrice history
5-year price trend
Monthly profit
−£132
Cash needed
£92K
Return after costs
-1.73%
IRR
-1.37%
Listed 44d ago
Commonside, Brownhills, Walsall WS8
terraced · 3 bed · 1 bath
£220,000
est £1,172 · 6.39% gross
EPC C
1 / 23
24/100
Marginal
8.58% Rent by the room strategy — market rent unverified, verify locally.
6.39% Return before costs — around the area average for this property type.
Monthly profit −£132/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating C — Min. energy standard 2030 compliant.
Price
£220K
8% above sold comps
Return before costs (best)
8.58%
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: £1,116–£1,231/mo · n=6
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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£132
after mortgage, operating costs & tax
Rent in£1,172/mo gross
£1,127/mo collected · £45/mo lost to voids
Where it goes
£894Mortgage£365Costs
Outgoings exceed rent — you top up £132/mo
Mortgage£894
Costs£365
Management£117
Maintenance£50
Insurance£28
CapEx reserve£59
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£132
Returns
Return before costs on price6.39%
Cash return on cash-1.73%
Gross margin£762
Cash needed£91,530
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.26
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 | £14,064 | £4,381 | £10,725 | £0 | £0 | -£1,042 | -£1,042 |
| Year 2 | £14,486 | £4,512 | £10,725 | £0 | £0 | -£751 | -£1,793 |
| Year 3 | £14,920 | £4,647 | £10,725 | £0 | £0 | -£452 | -£2,245 |
| Year 4 | £15,368 | £4,787 | £10,725 | £0 | £0 | -£144 | -£2,388 |
| Year 5 | £15,829 | £4,930 | £10,725 | £0 | £33 | £141 | -£2,248 |
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 21.9%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-£2,248
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
well presented three bedroom end terrace houseopen plan kitchen and dining/family roomfront living roomexcellent sized bedroomsmodern first floor bathroom with separate WCsuperb first time/family purchaseexcellent road network links towards walsall, brownhills, cannock and further afield
Three bedroom end terrace first time purchase/family home, ideally positioned within a popular residential setting and offering well proportioned accommodation together with excellent outdoo…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice