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Year 5 disposal
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Weak
4.51% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£674/mo — heavily negative — needs monthly capital injection
- -5.3% 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.
- 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
−£674/mo
You top up £674/mo
Price
£450K
No local sold comps to compare
Return · IRR
-5.3%/yr
Loses money over 5 years
Cash to get in
£173K
Deposit + fees + refurb
Return before costs on price 4.51%5-yr return on cash -19%Rent est. £1,691 (£1,509–£1,895)
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: £1,509–£1,895/mo · n=43
Financing
DepositYour cash in — the rest is the mortgage25% · £112,500
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 (£11,527–£21,517 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £337,500 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 £400K+
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£674
after mortgage, operating costs & tax
Rent in£1,691/mo gross
£1,626/mo collected · £65/mo lost to voids
Where it goes
£1,828Mortgage£472Costs
Outgoings exceed rent — you top up £674/mo
Mortgage£1,828
Costs£472
Management£169
Maintenance£50
Insurance£40
CapEx reserve£85
Voids + council tax£8
Ltd co. accounts£104
Selective licensing£16
Tax—
Shortfall−£674
Returns
Return before costs on price4.51%
Cash return on cash-4.68%
Gross margin£1,154
Cash needed£172,769
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.89
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 | £20,292 | £5,664 | £21,938 | £0 | £0 | -£7,310 | -£7,310 |
| Year 2 | £20,901 | £5,834 | £21,938 | £0 | £0 | -£6,871 | -£14,181 |
| Year 3 | £21,528 | £6,009 | £21,938 | £0 | £0 | -£6,419 | -£20,600 |
| Year 4 | £22,174 | £6,190 | £21,938 | £0 | £0 | -£5,953 | -£26,553 |
| Year 5 | £22,839 | £6,375 | £21,938 | £0 | £0 | -£5,474 | -£32,027 |
Disposal gain (gross)-£18,104
CGT£0
Net Disposal proceeds£484,415
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
⚠️ Selective Licensing in scope
Selective: 25 of 69 wards (Aston, Sparkbrook, Ladywood, Edgbaston etc.)
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 cohortB17 9EW · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Birmingham · 2.5 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 · 1-bath · 894 sqft
£23k–£46k
£ per sqft
building cost only
£26–£51
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,258–£11,622
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£9,834–£18,774
Guide rates · UK May 2026
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 — -£432/mo · £226/mo ahead of Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 4.51% | -£674 | £172,769 | -18.5% | Low | Feasible |
| Housing-benefit rent | 2.19% | -£1,427 | £172,769 | -46.4% | Med | Feasible |
| ⭐ Council lease | 4.51% | -£432 | £172,769 | -12.0% | Low | Feasible |
| Refurb & refinance | 4.51% | -£658 | £201,417 | -15.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£194 | £508,667 | 6% | Med | Feasible |
| Rent by the room | 4.76% | -£1,283 | £172,769 | -38.2% | — | 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
-£157/mo cash flow vs Rent it out if converted to Rent by the room
6.40% Return before costs on price converted vs 4.51% as-is
As-is Rent it out
Monthly profit-£588
Return before costs on price4.51%
Cash needed£124,398
If converted to Rent by the room
Monthly profit-£745
Return before costs on price6.40%
Cash needed£140,398
Δ vs Rent it out Monthly profit-£157
Show conversion detail
Conversion cost estimate
£52,800
Range: £46,200 – £61,600
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
£48,408–£91,321full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 1 × bathroom£6,150–£11,275
- Rewire£3,576–£6,258
- Replumb£2,682–£5,364
- Windows£8,940–£16,092
- Paint + decor£7,152–£13,410
- Flooring£10,728–£20,562
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 & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- Not ratedBaskerville SchoolNot applicable · Foundation special school · B17 9TS
- Not ratedQueen Alexandra CollegeNot applicable · Special post 16 institution · B17 9TG
- Not ratedHarborne Primary SchoolPrimary · Community school · B17 9LU
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£20,292
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£8,090
Exit costs
Projected sale price (5y · 2%/yr growth)£496,836
Capital gain (pre-CGT)£46,836
Sale costs (~2.5%)£12,421
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-£32,027
Rates as of Oct 2024
Acquisition costs
£172,769cash neededPurchase price£450,000
Deposit (25%)£112,500
Stamp duty+5% additional-property surcharge£35,000
Refurb£15,369
Legal + survey£2,150
Mortgage fees£7,750
Total cash neededdeposit + costs (loan covers the rest)£172,769
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Positioned within the highly regarded Moor Pool Estate, this three-bedroom terrace offers well-arranged accommodation, a sociable kitchen and dining space, a separate living room with log burner and, most notably, a particularly tranquil rear garden overlooking the greenery and established surroundings of the estate.
The ground floor is centred around the open-plan kitchen and dining room, creating a practical and sociable space with a strong connection to the garden. The ki…
Floor plans
Nearby active comparables10 rentals
Comparable rentals
B17 · same beds + typeMedian nearby: £1,319/mo · 8 of 10 already let-£372 vs our est
- Poole Crescent, Harborne, Birmingham,…Let3b£1,500/moMay 2026
- Cadnam Close, HarborneLet3b£1,350/moMay 2026
- Ferncliffe Road, Harborne, B173b£1,350/moMay 2026
- Regent Road, Harborne, Birmingham, B1…Let3b£1,500/moMay 2026
- Milford Road, Harborne, B173b£1,200/moApr 2026
- Poole Crescent, Harborne, Birmingham,…Let3b£1,500/moApr 2026
- Poole Crescent, Harborne. 10mins walk…Let3b£1,287/moDec 2025
- Poole Crescent, Harborne. 10mins walk…Let3b£1,287/moDec 2025
- Quinton Road, Harborne B17 0PJLet3b£1,287/moDec 2025
- Poole Crescent, Harborne. 10mins walk…Let3b£1,287/moDec 2025
Other deals nearby
B17 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · McHugo Homes
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£674
Cash needed
£173K
Return after costs
-4.68%
IRR
-5.32%
High Brow, Birmingham B17
terraced · 3 bed · 1 bath · 894 sqft
£450,000
est £1,691 · 4.51% gross
Conservation area
1 / 18
0/100
Marginal
4.51% — verify the rent + comps locally.
4.51% Return before costs — around the area average for this property type.
Monthly profit −£674/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£450K
Return before costs
4.51%
est rent £1,691/monot enough comparablesRange £1,509–£1,895/mo (Q1–Q3)
Bedrooms
3
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: £1,509–£1,895/mo · n=43
Financing
DepositYour cash in — the rest is the mortgage25% · £112,500
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 (£11,527–£21,517 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £337,500 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 £400K+
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£674
after mortgage, operating costs & tax
Rent in£1,691/mo gross
£1,626/mo collected · £65/mo lost to voids
Where it goes
£1,828Mortgage£472Costs
Outgoings exceed rent — you top up £674/mo
Mortgage£1,828
Costs£472
Management£169
Maintenance£50
Insurance£40
CapEx reserve£85
Voids + council tax£8
Ltd co. accounts£104
Selective licensing£16
Tax—
Shortfall−£674
Returns
Return before costs on price4.51%
Cash return on cash-4.68%
Gross margin£1,154
Cash needed£172,769
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.89
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 | £20,292 | £5,664 | £21,938 | £0 | £0 | -£7,310 | -£7,310 |
| Year 2 | £20,901 | £5,834 | £21,938 | £0 | £0 | -£6,871 | -£14,181 |
| Year 3 | £21,528 | £6,009 | £21,938 | £0 | £0 | -£6,419 | -£20,600 |
| Year 4 | £22,174 | £6,190 | £21,938 | £0 | £0 | -£5,953 | -£26,553 |
| Year 5 | £22,839 | £6,375 | £21,938 | £0 | £0 | -£5,474 | -£32,027 |
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 typeFreehold
HeritageListed building / conservation areaCA
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£4,388
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£32,027
Acquisition costs
25% deposit£112,500
Stamp duty£35,000
Refurb£15,369
Legal + survey£2,150
Mortgage + broker£7,750
Cash needed£172,769
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
Positioned within the highly regarded Moor Pool Estate, this three-bedroom terrace offers well-arranged accommodation, a sociable kitchen and dining space, a separate living room with log burner and, most notably, a particularly tranquil rear garden overlooking the greenery and established surroundings of the estate.
The ground floor is centred around the open-plan kitchen and dining room, creating a practical and sociable space with a strong connection to the garden. The ki…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice