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Year 5 disposal
BMV -5%
⊞ View all 38
12/ 100
Weak
5.42% 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
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£272/mo — significantly negative — real recurring drain
- -3.9% 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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£272/mo
You top up £272/mo
Price vs market
Below market value
-5% vs 12 sold · interior unseen
Return · IRR
-3.9%/yr
Loses money over 5 years
Cash left in
£73K
Stays in after refinancing at value
Price £210KCash to buy £81KReturn before costs on price 5.42%5-yr return on cash -15%Rent est. £948 (£891–£1,009)
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: £891–£1,009/mo · n=22
Financing
DepositYour cash in — the rest is the mortgage25% · £52,488
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £157,462.5 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
-£272
after mortgage, operating costs & tax
Rent in£948/mo gross
£912/mo collected · £36/mo lost to voids
Where it goes
£853Mortgage£331Costs
Outgoings exceed rent — you top up £272/mo
Mortgage£853
Costs£331
Management£95
Maintenance£50
Insurance£28
CapEx reserve£47
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£272
Returns
Return before costs on price5.42%
Cash return on cash-4.01%
Gross margin£581
Cash needed£81,298
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.07
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 | £11,376 | £3,967 | £10,235 | £0 | £0 | -£2,826 | -£2,826 |
| Year 2 | £11,717 | £4,086 | £10,235 | £0 | £0 | -£2,604 | -£5,431 |
| Year 3 | £12,069 | £4,209 | £10,235 | £0 | £0 | -£2,375 | -£7,806 |
| Year 4 | £12,431 | £4,335 | £10,235 | £0 | £0 | -£2,139 | -£9,945 |
| Year 5 | £12,804 | £4,465 | £10,235 | £0 | £0 | -£1,897 | -£11,842 |
Disposal gain (gross)-£8,604
CGT£0
Net Disposal proceeds£226,007
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
Building condition
Energy ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
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 cohortWS6 6EL · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Birmingham City · 20.9 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 history38d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — -£118/mo · £154/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 5.42% | -£272 | £81,298 | -14.6% | Low | Feasible |
| Housing-benefit rent | 3.56% | -£578 | £81,298 | -37.7% | Med | Feasible |
| Council lease | 0.00% | -£1,035 | £81,298 | -77.2% | Low | Feasible |
| Refurb & refinance | 5.42% | -£272 | £96,101 | -12.3% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 9.35% | -£118 | £81,298 | -5.0% | High | Feasible |
| Buy, improve & sell | 0.00% | -£182 | £238,917 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context271 active short-lets nearby
Short-let market context
- 271 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Mid Staffs · cap £623/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Mid Staffs
- LHA monthly cap:
- £623
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 let36% occupancy
£150/night ADR
Based on 10 short-let comps nearby
Rent by the room conversion upside
+£410/mo cash flow vs Rent it out if converted to Rent by the room
13.72% Return before costs on price converted vs 5.42% as-is
As-is Rent it out
Monthly profit-£254
Return before costs on price5.42%
Cash needed£64,386
If converted to Rent by the room
Monthly profit+£156
Return before costs on price13.72%
Cash needed£80,386
Δ vs Rent it out Monthly profit+£410
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
£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 miWide · CV 19.4%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodGreat Wyrley AcademySecondary · Academy sponsor led · WS6 6LQ
- Not ratedLandywood Primary SchoolPrimary · Community school · WS6 6AQ
- Not ratedMoat Hall Primary AcademyPrimary · Academy converter · WS6 6BX
- Not ratedSt Thomas More Catholic Primary SchoolPrimary · Academy converter · WS6 6PG
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£11,376
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,264
Exit costs
Projected sale price (5y · 2%/yr growth)£231,802
Capital gain (pre-CGT)£21,852
Sale costs (~2.5%)£5,795
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-£11,842
Rates as of Oct 2024
Acquisition costs
£81,298cash neededPurchase price£209,950
Deposit (25%)£52,488
Stamp duty+5% additional-property surcharge£12,197
Refurb£10,764
Legal + survey£1,700
Mortgage fees£4,149
Total cash neededdeposit + costs (loan covers the rest)£81,298
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
no chain popular location viewing advised deceptively spaicous throughout
webbs estate agents have the pleasure of offering this semi-detached home in Great Wyrley, situated in a quiet cul-de-sac. This spacious home is ideally located close to local amenities, excellent schools and transport links. The property would make an excellent choice for first-time buyers, but due to its size would make a good family home. This property also offers an excellent opportunity to ext…
Floor plans
Listing metazoopla · Webbs Estate Agent
About this listing
38 days · ZooplaPrice history
5-year price trend
Monthly profit
−£272
Cash needed
£81K
Return after costs
-4.01%
IRR
-3.87%
Listed 38d ago
Estridge Lane, Walsall WS6
terraced · 2 bed · 1 bath
£209,950
est £948 · 5.42% gross
Chain freeEPC D
Priced below market
1 / 38
12/100
Marginal
5.42% — verify the rent + comps locally.
Priced below market -5% vs 12 nearby sold (last 12 mo)
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Chain free
Price
£210K
5% below sold comps
Return before costs
5.42%
est rent £948/monot enough comparablesRange £891–£1,009/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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: £891–£1,009/mo · n=22
Financing
DepositYour cash in — the rest is the mortgage25% · £52,488
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £157,462.5 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
-£272
after mortgage, operating costs & tax
Rent in£948/mo gross
£912/mo collected · £36/mo lost to voids
Where it goes
£853Mortgage£331Costs
Outgoings exceed rent — you top up £272/mo
Mortgage£853
Costs£331
Management£95
Maintenance£50
Insurance£28
CapEx reserve£47
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£272
Returns
Return before costs on price5.42%
Cash return on cash-4.01%
Gross margin£581
Cash needed£81,298
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.07
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context271 active short-lets nearby
Short-let market context
- 271 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Mid Staffs · cap £623/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Mid Staffs
- LHA monthly cap:
- £623
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 | £11,376 | £3,967 | £10,235 | £0 | £0 | -£2,826 | -£2,826 |
| Year 2 | £11,717 | £4,086 | £10,235 | £0 | £0 | -£2,604 | -£5,431 |
| Year 3 | £12,069 | £4,209 | £10,235 | £0 | £0 | -£2,375 | -£7,806 |
| Year 4 | £12,431 | £4,335 | £10,235 | £0 | £0 | -£2,139 | -£9,945 |
| Year 5 | £12,804 | £4,465 | £10,235 | £0 | £0 | -£1,897 | -£11,842 |
Rent by the room upside
What we verified
3306
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPC~£3,000–£7,000 to upgrade to CD
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 miWide · CV 19.4%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,047
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£11,842
Acquisition costs
25% deposit£52,488
Stamp duty£12,197
Refurb£10,764
Legal + survey£1,700
Mortgage + broker£4,149
Cash needed£81,298
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
no chain popular location viewing advised deceptively spaicous throughout
webbs estate agents have the pleasure of offering this semi-detached home in Great Wyrley, situated in a quiet cul-de-sac. This spacious home is ideally located close to local amenities, excellent schools and transport links. The property would make an excellent choice for first-time buyers, but due to its size would make a good family home. This property also offers an excellent opportunity to ext…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice