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Year 5 disposal
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0/ 100
Weak
4.27% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- EPC E — must hit C by 2030 (~£6,000–£12,000)
- Monthly profit −£621/mo — heavily negative — needs monthly capital injection
- -5.8% 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
−£621/mo
You top up £621/mo
Price vs market
Above comparable sales
+41% vs 12 sold
Return · IRR
-5.8%/yr
Loses money over 5 years
Cash to get in
£139K
Deposit + fees + refurb
Price £350KReturn before costs on price 4.27%5-yr return on cash -23%Rent est. £1,245 (£1,182–£1,311)
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: £1,182–£1,311/mo · n=118
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 (£13,223–£24,682 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
-£621
after mortgage, operating costs & tax
Rent in£1,245/mo gross
£1,197/mo collected · £48/mo lost to voids
Where it goes
£1,422Mortgage£396Costs
Outgoings exceed rent — you top up £621/mo
Mortgage£1,422
Costs£396
Management£125
Maintenance£67
Insurance£28
CapEx reserve£62
Voids + council tax£10
Ltd co. accounts£104
Tax—
Shortfall−£621
Returns
Return before costs on price4.27%
Cash return on cash-5.38%
Gross margin£801
Cash needed£138,530
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.84
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 | £14,940 | £4,752 | £17,063 | £0 | £0 | -£6,874 | -£6,874 |
| Year 2 | £15,388 | £4,894 | £17,063 | £0 | £0 | -£6,568 | -£13,442 |
| Year 3 | £15,850 | £5,041 | £17,063 | £0 | £0 | -£6,254 | -£19,696 |
| Year 4 | £16,325 | £5,192 | £17,063 | £0 | £0 | -£5,929 | -£25,625 |
| Year 5 | £16,815 | £5,348 | £17,063 | £0 | £0 | -£5,595 | -£31,220 |
Disposal gain (gross)-£18,012
CGT£0
Net Disposal proceeds£376,768
What we verified
What we verified
51065 ok · 1 caution · 0 fail · 6 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 ratingE
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand E
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£6k–£12k
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 8TD · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Birmingham · 4.7 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 — -£438/mo · £182/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 | 4.27% | -£621 | £138,530 | -22.5% | Low | Feasible |
| Housing-benefit rent | 2.82% | -£1,021 | £138,530 | -40.3% | Med | Feasible |
| ⭐ Council lease | 4.27% | -£438 | £138,530 | -16.3% | Low | Feasible |
| Refurb & refinance | 4.27% | -£621 | £163,082 | -19.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£199 | £401,832 | 4% | Med | Feasible |
| Rent by the room | 5.66% | -£942 | £138,530 | -33.6% | — | 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
+£205/mo cash flow vs Rent it out if converted to Rent by the room
8.23% Return before costs on price converted vs 4.27% as-is
As-is Rent it out
Monthly profit-£560
Return before costs on price4.27%
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+£205
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 46.9%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 & 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£14,940
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£7,449
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-£31,220
Rates as of Oct 2024
Acquisition costs
£138,530cash neededPurchase price£350,000
Deposit (25%)£87,500
Stamp duty+5% additional-property surcharge£25,000
Refurb£17,630
Legal + survey£2,150
Mortgage fees£6,250
Total cash neededdeposit + costs (loan covers the rest)£138,530
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
*three bedroom detached dormer bungalow with off-road parking & garage * We are pleased to bring to the market this spacious and versatile three-bedroom dormer bungalow. Situated in a lovely quiet cul-de-sac location, this property is generously proportioned and offers a flexible living space which would be an excellent opportunity for a range of buyers. The property sits in a pleasant residential setting while remaining close to an array of local amenities. The Kings Norton…
Floor plans
Listing metazoopla · Rice Chamberlains Estate Agents
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£621
Cash needed
£139K
Return after costs
-5.38%
IRR
-5.77%
Woodglade Croft, Kings Norton, Birmingham B38
bungalow · 3 bed · 2 bath
£350,000
est £1,245 · 4.27% gross
EPC E
1 / 14
0/100
Marginal
4.27% — verify the rent + comps locally.
Energy rating E — Min. energy standard blocker by 2030 (~£6,000–£12,000 upgrade)
Price
£350K
41% above sold comps
Return before costs
4.27%
est rent £1,245/monot enough comparablesRange £1,182–£1,311/mo (Q1–Q3)
Bedrooms
3
2 bath
Energy rating
E
MEES (Minimum Energy Efficiency Standards) blocker by 2030
~£6,000–£12,000 upgrade
~£6,000–£12,000 upgrade
Deal flags1 issue
EPC E — 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: £1,182–£1,311/mo · n=118
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 (£13,223–£24,682 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
-£621
after mortgage, operating costs & tax
Rent in£1,245/mo gross
£1,197/mo collected · £48/mo lost to voids
Where it goes
£1,422Mortgage£396Costs
Outgoings exceed rent — you top up £621/mo
Mortgage£1,422
Costs£396
Management£125
Maintenance£67
Insurance£28
CapEx reserve£62
Voids + council tax£10
Ltd co. accounts£104
Tax—
Shortfall−£621
Returns
Return before costs on price4.27%
Cash return on cash-5.38%
Gross margin£801
Cash needed£138,530
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.84
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 | £14,940 | £4,752 | £17,063 | £0 | £0 | -£6,874 | -£6,874 |
| Year 2 | £15,388 | £4,894 | £17,063 | £0 | £0 | -£6,568 | -£13,442 |
| Year 3 | £15,850 | £5,041 | £17,063 | £0 | £0 | -£6,254 | -£19,696 |
| Year 4 | £16,325 | £5,192 | £17,063 | £0 | £0 | -£5,929 | -£25,625 |
| Year 5 | £16,815 | £5,348 | £17,063 | £0 | £0 | -£5,595 | -£31,220 |
Rent by the room upside
What we verified
5016
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▾
EPC~£6,000–£12,000 to upgrade to CE
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-£31,220
Acquisition costs
25% deposit£87,500
Stamp duty£25,000
Refurb£17,630
Legal + survey£2,150
Mortgage + broker£6,250
Cash needed£138,530
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 bedroom detached dormer bungalow with off-road parking & garage * We are pleased to bring to the market this spacious and versatile three-bedroom dormer bungalow. Situated in a lovely quiet cul-de-sac location, this property is generously proportioned and offers a flexible living space which would be an excellent opportunity for a range of buyers. The property sits in a pleasant residential setting while remaining close to an array of local amenities. The Kings Norton…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice