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Year 5 disposal
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Caution
8.02% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 8.02% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (127 yrs) — no short-lease drag
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£175/mo — mildly negative — equity build may cover
- -3.2% 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
−£175/mo
You top up £175/mo
Price
£145K
No local sold comps to compare
Return · IRR
-3.2%/yr
Loses money over 5 years
Cash to get in
£62K
Deposit + fees + refurb
Return before costs on price 8.02%5-yr return on cash -11%Rent est. £969 (£943–£996)
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: £943–£996/mo · n=36
Financing
DepositYour cash in — the rest is the mortgage25% · £36,250
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 (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £108,750 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£175
after mortgage, operating costs & tax
Rent in£969/mo gross
£932/mo collected · £37/mo lost to voids
Where it goes
£589Mortgage£518Costs
Outgoings exceed rent — you top up £175/mo
Mortgage£589
Costs£518
Management£97
Maintenance£67
Insurance£20
CapEx reserve£48
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£175
Returns
Return before costs on price8.02%
Cash return on cash-3.41%
Gross margin£414
Cash needed£61,633
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.58
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £11,628 | £6,215 | £7,069 | £0 | £0 | -£1,655 | -£1,655 |
| Year 2 | £11,977 | £6,401 | £7,069 | £0 | £0 | -£1,493 | -£3,149 |
| Year 3 | £12,336 | £6,593 | £7,069 | £0 | £0 | -£1,326 | -£4,474 |
| Year 4 | £12,706 | £6,791 | £7,069 | £0 | £0 | -£1,153 | -£5,628 |
| Year 5 | £13,087 | £6,995 | £7,069 | £0 | £0 | -£976 | -£6,604 |
Disposal gain (gross)-£11,119
CGT£0
Net Disposal proceeds£156,089
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
Leasehold127 yr
Tenure & planning127 yr
Legal & planning
2 checks- TenureLeasehold
- 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
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
OK
Floor
EWS1 typically required above 18m
Floor 0
Lender impact
Ground floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
Mortgageable
A1/A2 = mortgageable · B1 = mortgageable with plan · B2 = remediation required
RICS EWS1 guidance →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 cohortB30 3QY · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Birmingham · 4.5 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 history0d on marketno cuts yet
Strategy matrix
Council lease wins — -£35/mo · £141/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 | 8.02% | -£175 | £61,633 | -10.7% | Low | Feasible |
| Housing-benefit rent | 6.19% | -£405 | £61,633 | -32.3% | Med | Feasible |
| ⭐ Council lease | 8.02% | -£35 | £61,633 | -0.2% | Low | Feasible |
| Refurb & refinance | 8.02% | -£175 | £73,906 | -8.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £172,231 | 1% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Birmingham · cap £748/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Birmingham
- LHA monthly cap:
- £748
- 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
+£348/mo cash flow vs Rent it out if converted to Rent by the room
19.86% Return before costs on price converted vs 8.02% as-is
As-is Rent it out
Monthly profit+£14
Return before costs on price8.02%
Cash needed£48,148
If converted to Rent by the room
Monthly profit+£361
Return before costs on price19.86%
Cash needed£64,148
Δ vs Rent it out Monthly profit+£348
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
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
£46,120–£87,000full refurb + room split
⚠️ Capped at 60% of £145,000 asking (£87,000). Raw model: £48,630–£91,735. Verify with a surveyor before offering.
What's in this cost
- Kitchen£8,706–£17,412
- 1 × bathroom£5,833–£10,693
- Rewire£3,414–£5,975
- Replumb£2,561–£5,121
- Windows£8,535–£15,364
- Paint + decor£6,828–£12,803
- Flooring£10,243–£19,632
Comparables
sold within 0.5 miLoading 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 & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- InadequateBroadmeadow Infant SchoolPrimary · Academy sponsor led · B30 3QJ
- Not ratedLindsworth SchoolNot applicable · Community special school · B30 3QA
- Not ratedBroadmeadow Junior SchoolPrimary · Academy converter · B30 3QJ
- Not ratedKings Norton Primary SchoolPrimary · Academy sponsor led · B30 3EU
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£11,628
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,103
Exit costs
Projected sale price (5y · 2%/yr growth)£160,092
Capital gain (pre-CGT)£15,092
Sale costs (~2.5%)£4,002
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-£6,604
Rates as of Oct 2024
Acquisition costs
£61,633cash neededPurchase price£145,000
Deposit (25%)£36,250
Stamp duty+5% additional-property surcharge£7,650
Refurb£12,558
Legal + survey£2,000
Mortgage fees£3,175
Total cash neededdeposit + costs (loan covers the rest)£61,633
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
lovely modern ground floor two bedroom apartment We are delighted to offer to the market this lovely two bedroom ground floor apartment, situated on the popular Monyhull Hall Estate in Kings Norton. The property is ideally positioned for access to a good range of local amenities all within easy reach, as well as the nearby areas of Kings Norton, Cotteridge, Stirchley and Bournville. For commuters, there are good transport links providing convenient access into Birmingham City…
Floor plans
Listing metazoopla · Rice Chamberlains Estate Agents
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£175
Cash needed
£62K
Return after costs
-3.41%
IRR
-3.21%
Brookfield Road, Kings Norton, Birmingham B30
flat · 2 bed · 1 bath
£145,000
est £969 · 8.02% gross
Leasehold 127yr
1 / 14
40/100
Caution
8.02% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.02% Return before costs — above-market
Price
£145K
Return before costs
8.02%
est rent £969/monot enough comparablesRange £943–£996/mo (Q1–Q3)
Bedrooms
2
1 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: £943–£996/mo · n=36
Financing
DepositYour cash in — the rest is the mortgage25% · £36,250
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 (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £108,750 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£175
after mortgage, operating costs & tax
Rent in£969/mo gross
£932/mo collected · £37/mo lost to voids
Where it goes
£589Mortgage£518Costs
Outgoings exceed rent — you top up £175/mo
Mortgage£589
Costs£518
Management£97
Maintenance£67
Insurance£20
CapEx reserve£48
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£175
Returns
Return before costs on price8.02%
Cash return on cash-3.41%
Gross margin£414
Cash needed£61,633
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.58
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Birmingham · cap £748/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Birmingham
- LHA monthly cap:
- £748
- 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 | £11,628 | £6,215 | £7,069 | £0 | £0 | -£1,655 | -£1,655 |
| Year 2 | £11,977 | £6,401 | £7,069 | £0 | £0 | -£1,493 | -£3,149 |
| Year 3 | £12,336 | £6,593 | £7,069 | £0 | £0 | -£1,326 | -£4,474 |
| Year 4 | £12,706 | £6,791 | £7,069 | £0 | £0 | -£1,153 | -£5,628 |
| Year 5 | £13,087 | £6,995 | £7,069 | £0 | £0 | -£976 | -£6,604 |
Rent by the room upside
What we verified
3207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining127 yr
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£1,414
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£6,604
Acquisition costs
25% deposit£36,250
Stamp duty£7,650
Refurb£12,558
Legal + survey£2,000
Mortgage + broker£3,175
Cash needed£61,633
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
lovely modern ground floor two bedroom apartment We are delighted to offer to the market this lovely two bedroom ground floor apartment, situated on the popular Monyhull Hall Estate in Kings Norton. The property is ideally positioned for access to a good range of local amenities all within easy reach, as well as the nearby areas of Kings Norton, Cotteridge, Stirchley and Bournville. For commuters, there are good transport links providing convenient access into Birmingham City…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice