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Year 5 disposal
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8/ 100
Weak
7.60% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£245/mo — significantly negative — real recurring drain
- -2.7% 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
−£245/mo
You top up £245/mo
Price vs market
Above comparable sales
+7% vs 12 sold
Return · IRR
-2.7%/yr
Loses money over 5 years
Cash to get in
£107K
Deposit + fees + refurb
Price £270KReturn before costs on price · Rent by the room 7.60%5-yr return on cash -8%Rent est. £1,304 (£1,258–£1,352)
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: £1,258–£1,352/mo · n=39
Financing
DepositYour cash in — the rest is the mortgage25% · £67,500
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 (£11,516–£21,497 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £202,500 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£245
after mortgage, operating costs & tax
Rent in£1,304/mo gross
£1,254/mo collected · £50/mo lost to voids
Where it goes
£1,097Mortgage£402Costs
Outgoings exceed rent — you top up £245/mo
Mortgage£1,097
Costs£402
Management£130
Maintenance£67
Insurance£28
CapEx reserve£65
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£245
Returns
Return before costs on price5.80%
Cash return on cash-2.75%
Gross margin£852
Cash needed£107,055
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.14
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 | £15,648 | £4,825 | £13,163 | £0 | £0 | -£2,339 | -£2,339 |
| Year 2 | £16,117 | £4,969 | £13,163 | £0 | £0 | -£2,015 | -£4,354 |
| Year 3 | £16,601 | £5,119 | £13,163 | £0 | £0 | -£1,680 | -£6,034 |
| Year 4 | £17,099 | £5,272 | £13,163 | £0 | £0 | -£1,336 | -£7,369 |
| Year 5 | £17,612 | £5,430 | £13,163 | £0 | £0 | -£981 | -£8,350 |
Disposal gain (gross)-£13,856
CGT£0
Net Disposal proceeds£290,649
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
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 49% (410 decisions)
- this council refuses HMOs that would sandwich a family home between two HMOs — check both adjoining properties
- 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
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 cohortB26 1HU · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Birmingham City · 6.5 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 · 2-bath · 893 sqft
£27k–£52k
£ per sqft
building cost only
£30–£59
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£6,251–£11,609
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£9,823–£18,753
Guide rates · UK May 2026
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 history31d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — +£244/mo · £301/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 | 5.80% | -£245 | £107,055 | -7.8% | Low | Feasible |
| Housing-benefit rent | 3.66% | -£691 | £107,055 | -33.5% | Med | Feasible |
| Council lease | 5.80% | -£57 | £107,055 | 0.1% | Low | Feasible |
| Refurb & refinance | 5.80% | -£245 | £126,697 | -6.6% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 12.44% | +£244 | £107,055 | 17.8% | High | Feasible |
| Buy, improve & sell | 0.00% | -£199 | £310,647 | 4% | Med | Feasible |
| Rent by the room | 7.60% | -£1,226 | £133,055 | -49.3% | — | Feasible |
Short-let (SA) context365 active short-lets nearby
Short-let market context
- 365 active short-let listings in this postcode
- Superhosts earn -13.7% premium here
Housing-benefit (LHA) scheme detailBRMA Birmingham · cap £823/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Birmingham
- LHA monthly cap:
- £823
- 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 let71% occupancy
£129/night ADR
Based on 45 short-let comps nearby
Rent by the room conversion upside
+£157/mo cash flow vs Rent it out if converted to Rent by the room
10.67% Return before costs on price converted vs 5.80% as-is
Room mix (3 lettable rooms)
1× Double @ £592/mo1× Single @ £453/mo1× En-suite @ £666/mo
≈ £1,711/mo gross room income
As-is Rent it out
Monthly profit-£199
Return before costs on price5.80%
Cash needed£79,398
If converted to Rent by the room
Monthly profit-£42
Return before costs on price10.67%
Cash needed£95,398
Δ vs Rent it out Monthly profit+£157
Show conversion detail
Conversion cost estimate
£48,400
Range: £41,800 – £57,200
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 49% (410 decisions)
≈0.0% within 100 m vs 10% policy
£54,521–£102,527full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 2 × bathroom£12,300–£22,550
- Rewire£3,572–£6,251
- Replumb£2,679–£5,358
- Windows£8,930–£16,074
- Paint + decor£7,144–£13,395
- Flooring£10,716–£20,539
Based on 421 HMO comps within 1.6 km
Comparables
sold within 0.5 miWide · CV 15.8%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
CITY WIDE HMO
≈0.0% within 100 m vs 10% policy
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodLyndon Green Junior SchoolPrimary · Community school · B26 1LU
- Not ratedBrays SchoolNot applicable · Academy special converter · B26 1NS
- Not ratedEast Birmingham Network AcademyNot applicable · Free schools alternative provision · B26 1AL
- Not ratedGilbertstone Primary SchoolPrimary · Community school · B26 1EH
- Not ratedLyndon Green Infant SchoolPrimary · Community school · B26 1LZ
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£15,648
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,941
Exit costs
Projected sale price (5y · 2%/yr growth)£298,102
Capital gain (pre-CGT)£28,102
Sale costs (~2.5%)£7,453
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-£8,350
Rates as of Oct 2024
Acquisition costs
£107,055cash neededPurchase price£270,000
Deposit (25%)£67,500
Stamp duty+5% additional-property surcharge£17,000
Refurb£15,355
Legal + survey£2,150
Mortgage fees£5,050
Total cash neededdeposit + costs (loan covers the rest)£107,055
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Partridge Homes are delighted to present this rare opportunity to acquire a substantially extended three-double-bedroom semi-detached family home, tucked away within the quiet and highly desirable Measham Grove in South Yardley. Having benefited from a double-storey extension, the property offers an exceptional amount of space and is perfectly suited to growing families looking for a long-term home in a peaceful residential setting. The accommodation comprises two generous re…
Floor plans
Listing metazoopla · Partridge Homes
About this listing
31 days · ZooplaPrice history
5-year price trend
Monthly profit
−£245
Cash needed
£107K
Return after costs
-2.75%
IRR
-2.66%
Listed 31d ago
Measham Grove, Birmingham B26
semi-detached · 3 bed · 2 bath · 893 sqft
£270,000
est £1,304 · 5.80% gross
1 / 17
8/100
Marginal
7.60% Rent by the room strategy — market rent unverified, verify locally.
5.80% Return before costs — around the area average for this property type.
Monthly profit −£245/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£270K
7% above sold comps
Return before costs (best)
7.60%
Rent by the room
Bedrooms
3
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: £1,258–£1,352/mo · n=39
Financing
DepositYour cash in — the rest is the mortgage25% · £67,500
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 (£11,516–£21,497 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £202,500 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£245
after mortgage, operating costs & tax
Rent in£1,304/mo gross
£1,254/mo collected · £50/mo lost to voids
Where it goes
£1,097Mortgage£402Costs
Outgoings exceed rent — you top up £245/mo
Mortgage£1,097
Costs£402
Management£130
Maintenance£67
Insurance£28
CapEx reserve£65
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£245
Returns
Return before costs on price5.80%
Cash return on cash-2.75%
Gross margin£852
Cash needed£107,055
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.14
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context365 active short-lets nearby
Short-let market context
- 365 active short-let listings in this postcode
- Superhosts earn -13.7% premium here
Housing-benefit (LHA) scheme detailBRMA Birmingham · cap £823/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Birmingham
- LHA monthly cap:
- £823
- 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 | £15,648 | £4,825 | £13,163 | £0 | £0 | -£2,339 | -£2,339 |
| Year 2 | £16,117 | £4,969 | £13,163 | £0 | £0 | -£2,015 | -£4,354 |
| Year 3 | £16,601 | £5,119 | £13,163 | £0 | £0 | -£1,680 | -£6,034 |
| Year 4 | £17,099 | £5,272 | £13,163 | £0 | £0 | -£1,336 | -£7,369 |
| Year 5 | £17,612 | £5,430 | £13,163 | £0 | £0 | -£981 | -£8,350 |
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 15.8%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,633
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£8,350
Acquisition costs
25% deposit£67,500
Stamp duty£17,000
Refurb£15,355
Legal + survey£2,150
Mortgage + broker£5,050
Cash needed£107,055
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
Partridge Homes are delighted to present this rare opportunity to acquire a substantially extended three-double-bedroom semi-detached family home, tucked away within the quiet and highly desirable Measham Grove in South Yardley. Having benefited from a double-storey extension, the property offers an exceptional amount of space and is perfectly suited to growing families looking for a long-term home in a peaceful residential setting. The accommodation comprises two generous re…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice