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Year 5 disposal
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17/ 100
Weak
5.74% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£195/mo — mildly negative — equity build may cover
- -1.7% 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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£195/mo
You top up £195/mo
Price
£250K
No local sold comps to compare
Return · IRR
-1.7%/yr
Loses money over 5 years
Cash to get in
£113K
Deposit + fees + refurb
Return before costs on price 5.74%5-yr return on cash -5%Rent est. £1,196 (£1,132–£1,264)
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
Buy-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: £1,132–£1,264/mo · n=86
Financing
DepositYour cash in — the rest is the mortgage25% · £62,500
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£21,644–£40,403 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £187,500 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
-£195
after mortgage, operating costs & tax
Rent in£1,196/mo gross
£1,150/mo collected · £46/mo lost to voids
Where it goes
£977Mortgage£368Costs
Outgoings exceed rent — you top up £195/mo
Mortgage£977
Costs£368
Management£120
Maintenance£50
Insurance£28
CapEx reserve£60
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£195
Returns
Return before costs on price5.74%
Cash return on cash-2.06%
Gross margin£782
Cash needed£113,259
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.13
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 | £14,352 | £4,417 | £11,719 | £0 | £0 | -£1,784 | -£1,784 |
| Year 2 | £14,783 | £4,549 | £11,719 | £0 | £0 | -£1,485 | -£3,269 |
| Year 3 | £15,226 | £4,686 | £11,719 | £0 | £0 | -£1,178 | -£4,448 |
| Year 4 | £15,683 | £4,826 | £11,719 | £0 | £0 | -£862 | -£5,310 |
| Year 5 | £16,153 | £4,971 | £11,719 | £0 | £0 | -£537 | -£5,846 |
Disposal gain (gross)-£26,889
CGT£0
Net Disposal proceeds£269,120
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand C
MEES 2030 compliance
C required for new tenancies
PASS
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 cohortB17 9RR · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Birmingham · 2.3 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 — -£195/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 | 5.74% | -£195 | £113,259 | -5.2% | Low | Feasible |
| Housing-benefit rent | 4.31% | -£496 | £113,259 | -20.8% | Med | Feasible |
| Council lease | 0.00% | -£1,159 | £113,259 | -62.0% | Low | Feasible |
| Refurb & refinance | 5.74% | -£195 | £137,303 | -4.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£182 | £307,553 | -1% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
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
+£238/mo cash flow vs Rent it out if converted to Rent by the room
11.52% Return before costs on price converted vs 5.74% as-is
As-is Rent it out
Monthly profit-£209
Return before costs on price5.74%
Cash needed£74,398
If converted to Rent by the room
Monthly profit+£29
Return before costs on price11.52%
Cash needed£90,398
Δ vs Rent it out Monthly profit+£238
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
£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
£48,630–£91,735full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 1 × bathroom£6,150–£11,275
- Rewire£3,600–£6,300
- Replumb£2,700–£5,400
- Windows£9,000–£16,200
- Paint + decor£7,200–£13,500
- Flooring£10,800–£20,700
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£14,352
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,336
Exit costs
Projected sale price (5y · 2%/yr growth)£276,020
Capital gain (pre-CGT)£26,020
Sale costs (~2.5%)£6,901
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-£5,846
Rates as of Oct 2024
Acquisition costs
£113,259cash neededPurchase price£250,000
Deposit (25%)£62,500
Stamp duty+5% additional-property surcharge£15,000
Refurb£28,859
Legal + survey£2,150
Mortgage fees£4,750
Total cash neededdeposit + costs (loan covers the rest)£113,259
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Traditional Mid Terrace Residence Requiring Refurbishment. Comprising Two Bedrooms Two Reception Rooms, Kitchen, First Floor Bathroom, Front & Rear Gardens.
Mid-Terraced Residence – Refurbishment Required – Convenient Location – No Chain
A traditional mid-terraced residence requiring refurbishment and modernisation throughout, offering an excellent opportunity for first-time buyers, landlords and investors looking for a property with scope to improve and add value. The prop…
Floor plans
Listing metazoopla · Henley Charles
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£195
Cash needed
£113K
Return after costs
-2.06%
IRR
-1.75%
War Lane, Harborne, Birmingham B17
terraced · 2 bed · 1 bath
£250,000
est £1,196 · 5.74% gross
Chain freeEPC C
1 / 8
17/100
Marginal
5.74% — verify the rent + comps locally.
Chain free
Price
£250K
Return before costs
5.74%
est rent £1,196/monot enough comparablesRange £1,132–£1,264/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
C
Energy rating
Run the numbers
What-if calculator
Buy-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: £1,132–£1,264/mo · n=86
Financing
DepositYour cash in — the rest is the mortgage25% · £62,500
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£21,644–£40,403 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £187,500 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
-£195
after mortgage, operating costs & tax
Rent in£1,196/mo gross
£1,150/mo collected · £46/mo lost to voids
Where it goes
£977Mortgage£368Costs
Outgoings exceed rent — you top up £195/mo
Mortgage£977
Costs£368
Management£120
Maintenance£50
Insurance£28
CapEx reserve£60
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£195
Returns
Return before costs on price5.74%
Cash return on cash-2.06%
Gross margin£782
Cash needed£113,259
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.13
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 | £14,352 | £4,417 | £11,719 | £0 | £0 | -£1,784 | -£1,784 |
| Year 2 | £14,783 | £4,549 | £11,719 | £0 | £0 | -£1,485 | -£3,269 |
| Year 3 | £15,226 | £4,686 | £11,719 | £0 | £0 | -£1,178 | -£4,448 |
| Year 4 | £15,683 | £4,826 | £11,719 | £0 | £0 | -£862 | -£5,310 |
| Year 5 | £16,153 | £4,971 | £11,719 | £0 | £0 | -£537 | -£5,846 |
Rent by the room upside
What we verified
4206
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▾
EPCEnergy efficiency ratingC
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£2,344
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£5,846
Acquisition costs
25% deposit£62,500
Stamp duty£15,000
Refurb£28,859
Legal + survey£2,150
Mortgage + broker£4,750
Cash needed£113,259
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
Traditional Mid Terrace Residence Requiring Refurbishment. Comprising Two Bedrooms Two Reception Rooms, Kitchen, First Floor Bathroom, Front & Rear Gardens.
Mid-Terraced Residence – Refurbishment Required – Convenient Location – No Chain
A traditional mid-terraced residence requiring refurbishment and modernisation throughout, offering an excellent opportunity for first-time buyers, landlords and investors looking for a property with scope to improve and add value. The prop…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice