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Year 5 disposal
BMV -28%
⊞ View all 15
17/ 100
Weak
5.90% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Priced below market -28% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£240/mo — significantly negative — real recurring drain
- -2.4% 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
−£240/mo
You top up £240/mo
Price vs market
Below market value
-28% vs 12 sold · interior unseen
Return · IRR
-2.4%/yr
Loses money over 5 years
Cash left in
£34K
Stays in after refinancing at value
Price £290KCash to buy £118KReturn before costs on price 5.90%5-yr return on cash -6%Rent est. £1,426 (£1,420–£1,432)
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: £1,420–£1,432/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £72,500
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 (£14,450–£26,974 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £217,500 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£240
after mortgage, operating costs & tax
Rent in£1,426/mo gross
£1,371/mo collected · £55/mo lost to voids
Where it goes
£1,178Mortgage£433Costs
Outgoings exceed rent — you top up £240/mo
Mortgage£1,178
Costs£433
Management£143
Maintenance£67
Insurance£28
CapEx reserve£71
Voids + council tax£7
Ltd co. accounts£104
Selective licensing£13
Tax—
Shortfall−£240
Returns
Return before costs on price5.90%
Cash return on cash-2.43%
Gross margin£939
Cash needed£118,267
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.16
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 | £17,112 | £5,191 | £14,138 | £0 | £0 | -£2,216 | -£2,216 |
| Year 2 | £17,625 | £5,347 | £14,138 | £0 | £0 | -£1,859 | -£4,075 |
| Year 3 | £18,154 | £5,507 | £14,138 | £0 | £0 | -£1,490 | -£5,565 |
| Year 4 | £18,699 | £5,672 | £14,138 | £0 | £0 | -£1,111 | -£6,676 |
| Year 5 | £19,260 | £5,842 | £14,138 | £0 | £0 | -£720 | -£7,396 |
Disposal gain (gross)-£18,238
CGT£0
Net Disposal proceeds£312,179
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
⚠️ Selective Licensing in scope
Selective: 25 of 69 wards (Aston, Sparkbrook, Ladywood, Edgbaston etc.)
Rates as of May 2026
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 profileFamily let
Tenant profilelikely cohortB9 5SU · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Birmingham City · 3.6 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 · 1163 sqft
£28k–£55k
£ per sqft
building cost only
£24–£47
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£8,141–£15,119
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,793–£24,423
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 — -£36/mo · £191/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 | 5.90% | -£240 | £118,267 | -6.3% | Low | Feasible |
| Housing-benefit rent | 3.41% | -£779 | £118,267 | -34.8% | Med | Feasible |
| ⭐ Council lease | 5.90% | -£36 | £118,267 | 1.4% | Low | Feasible |
| Refurb & refinance | 5.90% | -£227 | £140,474 | -4.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£199 | £338,124 | 3% | Med | Feasible |
| Rent by the room | 7.45% | -£580 | £118,267 | -20.0% | — | 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
+£58/mo cash flow vs Rent it out if converted to Rent by the room
9.93% Return before costs on price converted vs 5.90% as-is
As-is Rent it out
Monthly profit-£178
Return before costs on price5.90%
Cash needed£84,398
If converted to Rent by the room
Monthly profit-£120
Return before costs on price9.93%
Cash needed£100,398
Δ vs Rent it out Monthly profit+£58
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
£58,361–£109,882full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 1 × bathroom£6,150–£11,275
- Rewire£4,652–£8,141
- Replumb£3,489–£6,978
- Windows£11,630–£20,934
- Paint + decor£9,304–£17,445
- Flooring£13,956–£26,749
Comparables
sold within 0.5 miWide · CV 39.6%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 & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- OutstandingWyndcliffe Primary SchoolPrimary · Academy sponsor led · B9 5BG
- GoodWaverley SchoolAll-through · Academy converter · B9 5QA
- GoodBordesley Green Primary SchoolPrimary · Community school · B9 5XX
- Not ratedAlston Primary SchoolPrimary · Academy sponsor led · B9 5UN
- Not ratedWaverley Studio CollegeSecondary · Studio schools · B9 5SX
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£17,112
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,874
Exit costs
Projected sale price (5y · 2%/yr growth)£320,183
Capital gain (pre-CGT)£30,183
Sale costs (~2.5%)£8,005
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-£7,396
Rates as of Oct 2024
Acquisition costs
£118,267cash neededPurchase price£290,000
Deposit (25%)£72,500
Stamp duty+5% additional-property surcharge£19,000
Refurb£19,267
Legal + survey£2,150
Mortgage fees£5,350
Total cash neededdeposit + costs (loan covers the rest)£118,267
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
This well-presented three bedroom semi detached house offers an excellent opportunity for investors and homebuyers alike, situated in a popular residential area with convenient access to local amenities and transport links. The property is offered chain free, providing a straightforward purchase process. Internally, the house features double glazing and gas central heating throughout, ensuring comfort and energy efficiency all year round. The spacious accommodation includes t…
Floor plans
Nearby active comparables5 deals
Comparable rentals
B9 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metazoopla · Manny Klarico
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£240
Cash needed
£118K
Return after costs
-2.43%
IRR
-2.37%
Belchers Lane, Birmingham B9
semi_detached · 3 bed · 1 bath · 1,163 sqft
£290,000
est £1,426 · 5.90% gross
Chain freeEPC D
Priced below market
1 / 15
17/100
Marginal
5.90% — verify the rent + comps locally.
Priced below market -28% vs 12 nearby sold (last 12 mo)
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Chain free
Price
£290K
28% below sold comps
Return before costs
5.90%
est rent £1,426/monot enough comparablesRange £1,420–£1,432/mo (Q1–Q3)
Bedrooms
3
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: £1,420–£1,432/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £72,500
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 (£14,450–£26,974 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £217,500 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£240
after mortgage, operating costs & tax
Rent in£1,426/mo gross
£1,371/mo collected · £55/mo lost to voids
Where it goes
£1,178Mortgage£433Costs
Outgoings exceed rent — you top up £240/mo
Mortgage£1,178
Costs£433
Management£143
Maintenance£67
Insurance£28
CapEx reserve£71
Voids + council tax£7
Ltd co. accounts£104
Selective licensing£13
Tax—
Shortfall−£240
Returns
Return before costs on price5.90%
Cash return on cash-2.43%
Gross margin£939
Cash needed£118,267
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.16
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 | £17,112 | £5,191 | £14,138 | £0 | £0 | -£2,216 | -£2,216 |
| Year 2 | £17,625 | £5,347 | £14,138 | £0 | £0 | -£1,859 | -£4,075 |
| Year 3 | £18,154 | £5,507 | £14,138 | £0 | £0 | -£1,490 | -£5,565 |
| Year 4 | £18,699 | £5,672 | £14,138 | £0 | £0 | -£1,111 | -£6,676 |
| Year 5 | £19,260 | £5,842 | £14,138 | £0 | £0 | -£720 | -£7,396 |
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 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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 39.6%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,828
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£7,396
Acquisition costs
25% deposit£72,500
Stamp duty£19,000
Refurb£19,267
Legal + survey£2,150
Mortgage + broker£5,350
Cash needed£118,267
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 well-presented three bedroom semi detached house offers an excellent opportunity for investors and homebuyers alike, situated in a popular residential area with convenient access to local amenities and transport links. The property is offered chain free, providing a straightforward purchase process. Internally, the house features double glazing and gas central heating throughout, ensuring comfort and energy efficiency all year round. The spacious accommodation includes t…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice