-1.8% 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
−£169/mo
You top up £169/mo
Price vs market
Above comparable sales
+17% vs 12 sold
Return · IRR
-1.8%/yr
Loses money over 5 years
Cash to get in
£102K
Deposit + fees + refurb
Price £260KReturn before costson price · Rent by the room7.36%5-yr return on cash -3%Rent est. £1,348 (£1,234–£1,473)
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).
Listing seen …
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
Buy-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: £1,234–£1,473/mo · n=31
Financing
DepositYour cash in — the rest is the mortgage25% · £65,000
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£10,462–£19,529 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £195,000 loan + £1,000 booking fee
Running costs
Management10%
0%20%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £200K–£400K
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
£16,176
£4,909
£12,675
£0
£0
-£1,408
-£1,408
Year 2
£16,661
£5,057
£12,675
£0
£0
-£1,070
-£2,479
Year 3
£17,161
£5,208
£12,675
£0
£0
-£722
-£3,201
Year 4
£17,676
£5,365
£12,675
£0
£0
-£364
-£3,565
Year 5
£18,206
£5,526
£12,675
£0
£1
£5
-£3,560
Year 5 disposal
Disposal gain (gross)-£12,215
CGT£0
Net Disposal proceeds£279,884
What we verified
What we verified
12 total · click to expand
60066 ok · 0 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreeholdTenure & planningFreehold
Legal & planning
1 checks
TenureFreehold
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Conversion approvability
Per-property planning assessment
Likely approvable77% 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 78% (179 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
⚠️ Selective Licensing in scope
Additional HMO — city-wide
Rates as of May 2026
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing description
Band C
MEES 2030 compliance
C required for new tenancies
PASS
EPC band from listing · verify certificate before exchanging
Cladding safety certificateNot stated on the listingHeritageNot 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.
Total cash neededdeposit + costs (loan covers the rest)£101,999
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
no chain
Shortland Horne are proud to present this well-presented three-bedroom semi-detached family home, occupying a pleasant position within this popular and convenient residential development in Canley. Ideally placed for a wide range of local amenities and within easy reach of the University of Warwick, the property also offers excellent access to the A45 and wider motorway network, making it a particularly convenient choice for families, professionals and commuters ali…
7.36%Rent by the room strategy — market rent unverified, verify locally.
Chain free
Price
£260K
17% above sold comps
Return before costs (best)
7.36%
Rent by the room
Bedrooms
3
2 bath
Energy rating
C
Energy rating
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
Buy-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: £1,234–£1,473/mo · n=31
Financing
DepositYour cash in — the rest is the mortgage25% · £65,000
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£10,462–£19,529 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £195,000 loan + £1,000 booking fee
Running costs
Management10%
0%20%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £200K–£400K
Housing-benefit (LHA) scheme detailBRMA Coventry · cap £773/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Coventry
LHA monthly cap:
£773
Scheme type:
nominee
Premium:
+1000% premium over LHA cap
Typical lease:
0 years lease
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
£16,176
£4,909
£12,675
£0
£0
-£1,408
-£1,408
Year 2
£16,661
£5,057
£12,675
£0
£0
-£1,070
-£2,479
Year 3
£17,161
£5,208
£12,675
£0
£0
-£722
-£3,201
Year 4
£17,676
£5,365
£12,675
£0
£0
-£364
-£3,565
Year 5
£18,206
£5,526
£12,675
£0
£1
£5
-£3,560
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)3 bd
Conversion£26,000
If converted
Gross / mo£1,657
Gross Rent by the room yield7.36%
What we verified
12 total
6006
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
EPCEnergy efficiency ratingC
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Area3▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 mi
Wide · CV 43.6%Med confidence
Loading nearby sold…
Location & transport
Score 100/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,535
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£3,560
Acquisition costs
£102K
25% deposit£65,000
Stamp duty£16,000
Refurb£13,949
Legal + survey£2,150
Mortgage + broker£4,900
Cash needed£101,999
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyZoopla
no chain
Shortland Horne are proud to present this well-presented three-bedroom semi-detached family home, occupying a pleasant position within this popular and convenient residential development in Canley. Ideally placed for a wide range of local amenities and within easy reach of the University of Warwick, the property also offers excellent access to the A45 and wider motorway network, making it a particularly convenient choice for families, professionals and commuters ali…