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Year 5 disposal
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0/ 100
Weak
No rent data on file — verify locally before offering.
Why it works
Why to be cautious
- Monthly profit −£1,629/mo — heavily negative — needs monthly capital injection
- -14.7% 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
−£2K/mo
You top up £2K/mo
Price vs market
Above comparable sales
+41% vs 12 sold
Return · IRR
-14.7%/yr
Loses money over 5 years
Cash to get in
£144K
Deposit + fees + refurb
Price £350K5-yr return on cash -69%
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £87,500
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 (£17,026–£31,781 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £262,500 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£1,629
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£1,422Mortgage
Outgoings exceed rent — you top up £1,629/mo
Mortgage£1,422
Costs£207
Maintenance£67
Insurance£28
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£1,629
Returns
Return before costs on price0.00%
Cash return on cash-13.61%
Gross margin-£207
Cash needed£143,601
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
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 | £0 | £2,489 | £17,063 | £0 | £0 | -£19,551 | -£19,551 |
| Year 2 | £0 | £2,563 | £17,063 | £0 | £0 | -£19,626 | -£39,177 |
| Year 3 | £0 | £2,640 | £17,063 | £0 | £0 | -£19,703 | -£58,879 |
| Year 4 | £0 | £2,719 | £17,063 | £0 | £0 | -£19,782 | -£78,661 |
| Year 5 | £0 | £2,801 | £17,063 | £0 | £0 | -£19,863 | -£98,524 |
Disposal gain (gross)-£23,083
CGT£0
Net Disposal proceeds£376,768
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 cohortB38 8QQ · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Birmingham · 4.9 km
Reason
4-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
4-bed · 2-bath · 1170 sqft
£32k–£62k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£8,190–£15,210
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,870–£24,570
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 — +£7,547/mo · £8,219/mo ahead of Rent by the room
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 0.00% | -£1,629 | £143,601 | -68.6% | Low | Feasible |
| Housing-benefit rent | 3.76% | -£811 | £143,601 | -28.6% | Med | Feasible |
| ⭐ Council lease | 41.37% | +£7,547 | £143,601 | 336.7% | Low | Feasible |
| Refurb & refinance | 0.00% | -£1,629 | £170,181 | -57.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£199 | £408,931 | 3% | Med | Feasible |
| Rent by the room | 7.54% | -£672 | £143,601 | -18.5% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Birmingham · cap £1,097/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Birmingham
- LHA monthly cap:
- £1,097
- 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
+£1,216/mo cash flow vs Rent it out if converted to Rent by the room
8.23% Return before costs on price converted vs 0.00% as-is
As-is Rent it out
Monthly profit-£1,570
Return before costs on price0.00%
Cash needed£99,398
If converted to Rent by the room
Monthly profit-£354
Return before costs on price8.23%
Cash needed£115,398
Δ vs Rent it out Monthly profit+£1,216
Show conversion detail
Conversion cost estimate
£28,600
Range: £22,000 – £37,400
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
£69,580–£130,610full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 2 × bathroom£12,300–£22,550
- Rewire£5,200–£9,100
- Replumb£3,900–£7,800
- Windows£13,000–£23,400
- Paint + decor£10,400–£19,500
- Flooring£15,600–£29,900
Comparables
sold within 0.5 miWide · CV 46.9%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 & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- Requires improvementFairway Primary AcademyPrimary · Academy converter · B38 8XQ
- Not ratedKings Norton Nursery SchoolNursery · Local authority nursery school · B38 8SY
- Not ratedWest Heath Primary SchoolPrimary · Community school · B38 8HU
- Not ratedSt Thomas Aquinas Catholic SchoolSecondary · Academy converter · B38 8AP
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£0
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£19,551
Exit costs
Projected sale price (5y · 2%/yr growth)£386,428
Capital gain (pre-CGT)£36,428
Sale costs (~2.5%)£9,661
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-£98,524
Rates as of Oct 2024
Acquisition costs
£143,601cash neededPurchase price£350,000
Deposit (25%)£87,500
Stamp duty+5% additional-property surcharge£25,000
Refurb£22,701
Legal + survey£2,150
Mortgage fees£6,250
Total cash neededdeposit + costs (loan covers the rest)£143,601
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
three storey four-bedroom family home in A great location close to kings norton green We are pleased to offer this well-proportioned four-bedroom family home, providing spacious accommodation arranged over three floors. Situated in a popular modern cul-de-sac at Kings Lodge, the property is conveniently located for Kings Norton Green, with its historic surroundings, local shops, as well as a range of everyday amenities. There are also excellent transport links providing acces…
Floor plans
Listing metazoopla · Rice Chamberlains Estate Agents
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£1,629
Cash needed
£144K
Return after costs
-13.61%
IRR
-14.68%
Kings Lodge, Kings Norton, Birmingham B38
4 bed · 2 bath
£350,000
1 / 21
0/100
Marginal
No rent data — verify locally before offering.
Monthly profit −£1,629/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£350K
41% above sold comps
Return before costs
—
rent unknown
Bedrooms
4
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £87,500
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 (£17,026–£31,781 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £262,500 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£1,629
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£1,422Mortgage
Outgoings exceed rent — you top up £1,629/mo
Mortgage£1,422
Costs£207
Maintenance£67
Insurance£28
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£1,629
Returns
Return before costs on price0.00%
Cash return on cash-13.61%
Gross margin-£207
Cash needed£143,601
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Birmingham · cap £1,097/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Birmingham
- LHA monthly cap:
- £1,097
- 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 | £0 | £2,489 | £17,063 | £0 | £0 | -£19,551 | -£19,551 |
| Year 2 | £0 | £2,563 | £17,063 | £0 | £0 | -£19,626 | -£39,177 |
| Year 3 | £0 | £2,640 | £17,063 | £0 | £0 | -£19,703 | -£58,879 |
| Year 4 | £0 | £2,719 | £17,063 | £0 | £0 | -£19,782 | -£78,661 |
| Year 5 | £0 | £2,801 | £17,063 | £0 | £0 | -£19,863 | -£98,524 |
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 46.9%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,413
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£98,524
Acquisition costs
25% deposit£87,500
Stamp duty£25,000
Refurb£22,701
Legal + survey£2,150
Mortgage + broker£6,250
Cash needed£143,601
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
three storey four-bedroom family home in A great location close to kings norton green We are pleased to offer this well-proportioned four-bedroom family home, providing spacious accommodation arranged over three floors. Situated in a popular modern cul-de-sac at Kings Lodge, the property is conveniently located for Kings Norton Green, with its historic surroundings, local shops, as well as a range of everyday amenities. There are also excellent transport links providing acces…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice