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Year 5 disposal
⊞ View all 12
3/ 100
Weak
5.31% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£298/mo — significantly negative — real recurring drain
- -3.9% 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
−£298/mo
You top up £298/mo
Price
£230K
No local sold comps to compare
Return · IRR
-3.9%/yr
Loses money over 5 years
Cash to get in
£88K
Deposit + fees + refurb
Return before costs on price 5.31%5-yr return on cash -15%Rent est. £1,017 (£996–£1,038)
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: £996–£1,038/mo · n=26
Financing
DepositYour cash in — the rest is the mortgage25% · £57,500
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £172,500 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£298
after mortgage, operating costs & tax
Rent in£1,017/mo gross
£978/mo collected · £39/mo lost to voids
Where it goes
£934Mortgage£341Costs
Outgoings exceed rent — you top up £298/mo
Mortgage£934
Costs£341
Management£102
Maintenance£50
Insurance£28
CapEx reserve£51
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£298
Returns
Return before costs on price5.31%
Cash return on cash-4.06%
Gross margin£637
Cash needed£88,014
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.05
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 | £12,204 | £4,095 | £11,213 | £0 | £0 | -£3,103 | -£3,103 |
| Year 2 | £12,570 | £4,217 | £11,213 | £0 | £0 | -£2,860 | -£5,963 |
| Year 3 | £12,947 | £4,344 | £11,213 | £0 | £0 | -£2,609 | -£8,572 |
| Year 4 | £13,336 | £4,474 | £11,213 | £0 | £0 | -£2,351 | -£10,923 |
| Year 5 | £13,736 | £4,609 | £11,213 | £0 | £0 | -£2,085 | -£13,009 |
Disposal gain (gross)-£8,474
CGT£0
Net Disposal proceeds£247,590
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
Building condition
Energy ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
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 profileMixed demand
Tenant profilelikely cohortWR5 3TQ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Birmingham · 36.1 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
Rent it out wins — -£298/mo · level with Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| ⭐ Rent it out | 5.31% | -£298 | £88,014 | -14.8% | Low | Feasible |
| Housing-benefit rent | 3.64% | -£604 | £88,014 | -35.9% | Med | Feasible |
| Council lease | 3.64% | -£453 | £88,014 | -28.9% | Low | Feasible |
| Refurb & refinance | 5.31% | -£298 | £103,820 | -12.5% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£182 | £260,370 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Worcester South · cap £698/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Worcester South
- LHA monthly cap:
- £698
- Scheme type:
- nominee
- Premium:
- +0% premium over LHA cap
- 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
+£369/mo cash flow vs Rent it out if converted to Rent by the room
12.52% Return before costs on price converted vs 5.31% as-is
As-is Rent it out
Monthly profit-£276
Return before costs on price5.31%
Cash needed£69,398
If converted to Rent by the room
Monthly profit+£93
Return before costs on price12.52%
Cash needed£85,398
Δ vs Rent it out Monthly profit+£369
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
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 71% 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 71% (58 decisions)
≈0.0% within 100 m vs 10% policy
£42,690–£80,380full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£3,240–£5,670
- Replumb£2,430–£4,860
- Windows£8,100–£14,580
- Paint + decor£5,670–£10,530
- Flooring£8,910–£17,010
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
Local HMO policy & concentration
≈0.0% within 100 m vs 10% policy
Schools & catchment1 school nearby
Nearby schoolsOfsted-rated, nearest first1 of 5
- GoodKempsey Primary SchoolPrimary · Academy converter · WR5 3NT
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£12,204
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,572
Exit costs
Projected sale price (5y · 2%/yr growth)£253,939
Capital gain (pre-CGT)£23,939
Sale costs (~2.5%)£6,348
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-£13,009
Rates as of Oct 2024
Acquisition costs
£88,014cash neededPurchase price£230,000
Deposit (25%)£57,500
Stamp duty+5% additional-property surcharge£13,600
Refurb£10,764
Legal + survey£1,700
Mortgage fees£4,450
Total cash neededdeposit + costs (loan covers the rest)£88,014
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
This two bedroom chain free property located in the sought after location of St Peters is joining the market for £230,000.
This property offers buyers a newly fitted kitchen with oak worktops and breakfast bar, spacious, bright living room with patio doors leading to the enclosed rear garden. Leading to the first floor is the main bedroom with built-in storage, a new, modern shower room and second bedroom.
The rear garden is mainly laid to lawn but also features a patio are…
Floor plans
Listing metazoopla · The Property Centre
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£298
Cash needed
£88K
Return after costs
-4.06%
IRR
-3.92%
Fox Drive, Worcester, Worcestershire WR5
terraced · 2 bed · 1 bath
£230,000
est £1,017 · 5.31% gross
Chain freeEPC D
1 / 12
3/100
Marginal
5.31% — verify the rent + comps locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Chain free
Price
£230K
Return before costs
5.31%
est rent £1,017/monot enough comparablesRange £996–£1,038/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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: £996–£1,038/mo · n=26
Financing
DepositYour cash in — the rest is the mortgage25% · £57,500
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £172,500 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£298
after mortgage, operating costs & tax
Rent in£1,017/mo gross
£978/mo collected · £39/mo lost to voids
Where it goes
£934Mortgage£341Costs
Outgoings exceed rent — you top up £298/mo
Mortgage£934
Costs£341
Management£102
Maintenance£50
Insurance£28
CapEx reserve£51
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£298
Returns
Return before costs on price5.31%
Cash return on cash-4.06%
Gross margin£637
Cash needed£88,014
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.05
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Worcester South · cap £698/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Worcester South
- LHA monthly cap:
- £698
- Scheme type:
- nominee
- Premium:
- +0% premium over LHA cap
- 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 | £12,204 | £4,095 | £11,213 | £0 | £0 | -£3,103 | -£3,103 |
| Year 2 | £12,570 | £4,217 | £11,213 | £0 | £0 | -£2,860 | -£5,963 |
| Year 3 | £12,947 | £4,344 | £11,213 | £0 | £0 | -£2,609 | -£8,572 |
| Year 4 | £13,336 | £4,474 | £11,213 | £0 | £0 | -£2,351 | -£10,923 |
| Year 5 | £13,736 | £4,609 | £11,213 | £0 | £0 | -£2,085 | -£13,009 |
Rent by the room upside
What we verified
3306
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPC~£3,000–£7,000 to upgrade to CD
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£2,243
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£13,009
Acquisition costs
25% deposit£57,500
Stamp duty£13,600
Refurb£10,764
Legal + survey£1,700
Mortgage + broker£4,450
Cash needed£88,014
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
This two bedroom chain free property located in the sought after location of St Peters is joining the market for £230,000.
This property offers buyers a newly fitted kitchen with oak worktops and breakfast bar, spacious, bright living room with patio doors leading to the enclosed rear garden. Leading to the first floor is the main bedroom with built-in storage, a new, modern shower room and second bedroom.
The rear garden is mainly laid to lawn but also features a patio are…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice