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Year 5 disposal
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0/ 100
Weak
4.86% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- EPC C — MEES compliant
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£699/mo — heavily negative — needs monthly capital injection
- -6.3% 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
−£699/mo
You top up £699/mo
Price vs market
Above comparable sales
+20% vs 12 sold
Return · IRR
-6.3%/yr
Loses money over 5 years
Cash to get in
£144K
Deposit + fees + refurb
Price £365KReturn before costs on price 4.86%5-yr return on cash -25%Rent est. £1,477 (£1,286–£1,696)
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: £1,286–£1,696/mo · n=10
Financing
DepositYour cash in — the rest is the mortgage25% · £91,250
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 (£13,223–£24,682 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £273,750 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 £200K–£400K
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£699
after mortgage, operating costs & tax
Rent in£1,477/mo gross
£1,420/mo collected · £57/mo lost to voids
Where it goes
£1,483Mortgage£636Costs
Outgoings exceed rent — you top up £699/mo
Mortgage£1,483
Costs£636
Management£148
Maintenance£100
Insurance£28
CapEx reserve£74
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£699
Returns
Return before costs on price4.86%
Cash return on cash-5.81%
Gross margin£784
Cash needed£144,380
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.96
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 | £17,724 | £7,632 | £17,794 | £0 | £0 | -£7,702 | -£7,702 |
| Year 2 | £18,256 | £7,861 | £17,794 | £0 | £0 | -£7,399 | -£15,101 |
| Year 3 | £18,803 | £8,097 | £17,794 | £0 | £0 | -£7,087 | -£22,188 |
| Year 4 | £19,367 | £8,340 | £17,794 | £0 | £0 | -£6,766 | -£28,954 |
| Year 5 | £19,949 | £8,590 | £17,794 | £0 | £0 | -£6,435 | -£35,389 |
Disposal gain (gross)-£18,740
CGT£0
Net Disposal proceeds£392,915
What we verified
What we verified
42064 ok · 2 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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 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 cohortB26 3GB · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Birmingham City · 8.4 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 · 990 sqft
£28k–£56k
£ per sqft
building cost only
£29–£56
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£6,930–£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 history0d on marketno cuts yet
Strategy matrix
Council lease wins — -£487/mo · £212/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 | 4.86% | -£699 | £144,380 | -24.5% | Low | Feasible |
| Housing-benefit rent | 2.71% | -£1,285 | £144,380 | -50.1% | Med | Feasible |
| ⭐ Council lease | 4.86% | -£487 | £144,380 | -17.7% | Low | Feasible |
| Refurb & refinance | 4.86% | -£699 | £169,682 | -20.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£407 | £418,707 | 4% | Med | Feasible |
| Rent by the room | 5.88% | -£1,112 | £144,380 | -39.1% | — | Feasible |
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
Rent by the room conversion upside
+£17/mo cash flow vs Rent it out if converted to Rent by the room
7.89% Return before costs on price converted vs 4.86% as-is
As-is Rent it out
Monthly profit-£430
Return before costs on price4.86%
Cash needed£103,148
If converted to Rent by the room
Monthly profit-£413
Return before costs on price7.89%
Cash needed£119,148
Δ vs Rent it out Monthly profit+£17
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
£62,180–£116,810full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 2 × bathroom£12,300–£22,550
- 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
Comparables
sold within 0.5 miWide · CV 14.0%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
CITY WIDE HMO
≈0.0% within 100 m vs 10% policy
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- GoodStanville Primary SchoolPrimary · Community school · B26 3YN
- GoodSt Thomas More Catholic Primary SchoolPrimary · Academy sponsor led · B26 3HU
- Not ratedMapledene Primary SchoolPrimary · Community school · B26 3XE
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£17,724
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£8,384
Exit costs
Projected sale price (5y · 2%/yr growth)£402,989
Capital gain (pre-CGT)£37,989
Sale costs (~2.5%)£10,075
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-£35,389
Rates as of Oct 2024
Acquisition costs
£144,380cash neededPurchase price£365,000
Deposit (25%)£91,250
Stamp duty+5% additional-property surcharge£26,500
Refurb£17,630
Legal + survey£2,525
Mortgage fees£6,475
Total cash neededdeposit + costs (loan covers the rest)£144,380
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Summary Beautifully presented three-bedroom detached family home occupying a desirable corner plot, featuring a stunning re-fitted kitchen/diner, en suite to the principal bedroom, detached garage, driveway with EV charging point, and a private rear garden.
Description A beautifully presented three-bedroom detached family home, occupying a desirable corner plot position within a popular residential development in Sheldon. Offering stylish and spacious accommodation throughou…
Floor plans
Nearby active comparables1 rental · 5 deals
Comparable rentals
B26 · same beds + typeMedian nearby: £1,600/mo+£123 vs our est
- Whitecroft Road, Birmingham, West Mid…3b£1,600/moMay 2026
Listing metazoopla · Burchell Edwards - Solihull
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£699
Cash needed
£144K
Return after costs
-5.81%
IRR
-6.30%
Culey Green Way, Birmingham B26
detached · 3 bed · 2 bath
£365,000
est £1,477 · 4.86% gross
EPC C
1 / 34
0/100
Marginal
4.86% — verify the rent + comps locally.
4.86% Return before costs — around the area average for this property type.
Monthly profit −£699/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating C — Min. energy standard 2030 compliant.
Price
£365K
20% above sold comps
Return before costs
4.86%
est rent £1,477/monot enough comparablesRange £1,286–£1,696/mo (Q1–Q3)
Bedrooms
3
2 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: £1,286–£1,696/mo · n=10
Financing
DepositYour cash in — the rest is the mortgage25% · £91,250
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 (£13,223–£24,682 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £273,750 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 £200K–£400K
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£699
after mortgage, operating costs & tax
Rent in£1,477/mo gross
£1,420/mo collected · £57/mo lost to voids
Where it goes
£1,483Mortgage£636Costs
Outgoings exceed rent — you top up £699/mo
Mortgage£1,483
Costs£636
Management£148
Maintenance£100
Insurance£28
CapEx reserve£74
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£699
Returns
Return before costs on price4.86%
Cash return on cash-5.81%
Gross margin£784
Cash needed£144,380
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.96
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
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 | £17,724 | £7,632 | £17,794 | £0 | £0 | -£7,702 | -£7,702 |
| Year 2 | £18,256 | £7,861 | £17,794 | £0 | £0 | -£7,399 | -£15,101 |
| Year 3 | £18,803 | £8,097 | £17,794 | £0 | £0 | -£7,087 | -£22,188 |
| Year 4 | £19,367 | £8,340 | £17,794 | £0 | £0 | -£6,766 | -£28,954 |
| Year 5 | £19,949 | £8,590 | £17,794 | £0 | £0 | -£6,435 | -£35,389 |
Rent by the room upside
What we verified
5106
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeLeasehold
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 14.0%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,559
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£35,389
Acquisition costs
25% deposit£91,250
Stamp duty£26,500
Refurb£17,630
Legal + survey£2,525
Mortgage + broker£6,475
Cash needed£144,380
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
Summary Beautifully presented three-bedroom detached family home occupying a desirable corner plot, featuring a stunning re-fitted kitchen/diner, en suite to the principal bedroom, detached garage, driveway with EV charging point, and a private rear garden.
Description A beautifully presented three-bedroom detached family home, occupying a desirable corner plot position within a popular residential development in Sheldon. Offering stylish and spacious accommodation throughou…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice