Monthly profit +£278/mo from completion — the no.1 reason to invest
12.38% return before costs — above-market
Priced below market -52% vs 12 nearby sold (last 12 mo) — instant equity
6.3% 5y IRR — strong total return on capital
Why to be cautious
Auction lot — bridging-only finance, 28-day completion
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
+£278/mo
Pays you every month, net of costs
Price vs market
Below market value
-52% vs 12 sold · interior unseen
Return · IRR
6.3%/yr
Modest annualised return
Cash left in
£0
Fully recycled — pull all your cash back out
Price £125KCash to buy £60KReturn before costson price12.38%5-yr return on cash 36%Rent est. £1,290 (£1,243–£1,339)
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).
Listing seen …
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
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: £1,243–£1,339/mo · n=43
Financing
DepositYour cash in — the rest is the mortgage25% · £31,250
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
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 — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £93,750 loan + £1,000 booking fee
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
£15,480
£4,675
£6,094
£0
£895
£3,817
£3,817
Year 2
£15,944
£4,815
£6,094
£0
£957
£4,079
£7,896
Year 3
£16,423
£4,959
£6,094
£0
£1,020
£4,350
£12,245
Year 4
£16,915
£5,108
£6,094
£0
£1,086
£4,628
£16,873
Year 5
£17,423
£5,261
£6,094
£0
£1,153
£4,915
£21,788
Year 5 disposal
Disposal gain (gross)-£16,020
CGT£0
Net Disposal proceeds£134,560
What we verified
What we verified
12 total · click to expand
41074 ok · 1 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdFreeholdTenure & 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 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
Cladding safety certificateNot stated on the listingHeritageNot 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.
Compare 7 strategies side-by-side · best shown with ⭐
⭐Council lease wins — +£427/mo · £149/mo ahead of Rent it out
Strategy
Return before costson price
Monthly profit
Cash needed
5y Return on your cashon cash
Risk
Feasibility
Rent it out
12.38%
+£278
£59,705
36.5%
Low
Feasible
Housing-benefit rent
7.90%
-£89
£59,705
0.2%
Med
Feasible
⭐ Council lease
12.38%
+£427
£59,705
48.1%
Low
Feasible
Refurb & refinance
12.38%
+£278
£73,007
29.8%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£191
£157,632
-4%
Med
Feasible
Rent by the room
17.16%
+£105
£59,705
25.7%
—
Feasible
Housing-benefit (LHA) scheme detailBRMA Birmingham · cap £823/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
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 impactLocal lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
As-is Rent it out vs converted Rent by the room
+£137/mo cash flow vs Rent it out if converted to Rent by the room
23.04% Return before costs on price converted vs 12.38% as-is
As-is Rent it out
Monthly profit+£288
Return before costson price12.38%
Cash needed£43,148
If converted to Rent by the room
Monthly profit+£425
Return before costson price23.04%
Cash needed£59,148
Δ vs Rent it outMonthly profit+£137
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
£39,924–£75,000full refurb + room split
⚠️ Capped at 60% of £125,000 asking (£75,000). Raw model: £62,180–£116,810. Verify with a surveyor before offering.
What's in this cost
Kitchen£5,894–£11,788
2 × bathroom£7,897–£14,479
Rewire£2,825–£4,944
Replumb£2,119–£4,238
Windows£7,063–£12,713
Paint + decor£5,650–£10,594
Flooring£8,475–£16,244
Comparables
sold within 0.5 mi
Wide · CV 17.7%Med confidence
Loading nearby sold…
Location & area intelligence
Transport 100 / 100
Loading map…
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
Stanville Primary School
Primary · Community school · B26 3YN
Good
St Thomas More Catholic Primary School
Primary · Academy sponsor led · B26 3HU
Good
Mapledene Primary School
Primary · Community school · B26 3XE
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
£3,221/yr kept
Annual gross rent£15,480
Section 24 credit£0
Annual tax due£895
Post-tax Monthly profitannual£3,221
Exit costs
£21,788 after CGT
Projected sale price (5y · 2%/yr growth)£138,010
Capital gain (pre-CGT)£13,010
Sale costs (~2.5%)£3,450
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 profitafter CGT£21,788
Rates as of Oct 2024
Acquisition costs
£59,705cash needed
Purchase price£125,000
Deposit (25%)£31,250
Stamp duty+5% additional-property surcharge£6,250
Refurb£17,630
Legal + survey£1,700
Mortgage fees£2,875
Total cash neededdeposit + costs (loan covers the rest)£59,705
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Lot 20B for sale by online auction on 21st October 2026
Freehold Semi-Detached House and Garage Vacant Possession
Situated at the junction with Kings Croft, close to local shopping/travelling facilities including Acocks Green and Marston Green Train Stations. Birmingham Airport and Sheldon Country Park are also nearby.
A Semi-Detached House requiring modernisation with accommodation arranged on Two Floors comprising:
First Floor
Bedroom (One)
Bedroom (Two)
Bedroom (Three)…
Priced below market -52% vs 12 nearby sold (last 12 mo)
Monthly profit+£278/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
12.38% Return before costs — above-market
Chain free
Price
£125K
52% below sold comps
Return before costs
12.38%
est rent £1,290/monot enough comparablesRange £1,243–£1,339/mo (Q1–Q3)
Bedrooms
3
— bath
Energy rating
—
Energy rating
Deal flags1 issue
Auction
Guide price — assume +20-30% in the room
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
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: £1,243–£1,339/mo · n=43
Financing
DepositYour cash in — the rest is the mortgage25% · £31,250
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
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 — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £93,750 loan + £1,000 booking fee
Housing-benefit (LHA) scheme detailBRMA Birmingham · cap £823/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
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
£15,480
£4,675
£6,094
£0
£895
£3,817
£3,817
Year 2
£15,944
£4,815
£6,094
£0
£957
£4,079
£7,896
Year 3
£16,423
£4,959
£6,094
£0
£1,020
£4,350
£12,245
Year 4
£16,915
£5,108
£6,094
£0
£1,086
£4,628
£16,873
Year 5
£17,423
£5,261
£6,094
£0
£1,153
£4,915
£21,788
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)3 bd
If converted
Gross Rent by the room yield—
What we verified
13 total
4207
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
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
Area3▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile3▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Sale typeGuide price — assume +20-30% in the roomAuction
Comparables
sold within 0.5 mi
Wide · CV 17.7%Med confidence
Loading nearby sold…
Location & transport
Score 100/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,219
Annual rental tax£782
CGT yr 5£0 · company level
5y net total£21,788
Acquisition costs
£60K
25% deposit£31,250
Stamp duty£6,250
Refurb£17,630
Legal + survey£1,700
Mortgage + broker£2,875
Cash needed£59,705
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
Make an offer
Pro analysis — outcome range, stress tests & portfolio impact
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Description& agent copyZoopla
Lot 20B for sale by online auction on 21st October 2026
Freehold Semi-Detached House and Garage Vacant Possession
Situated at the junction with Kings Croft, close to local shopping/travelling facilities including Acocks Green and Marston Green Train Stations. Birmingham Airport and Sheldon Country Park are also nearby.
A Semi-Detached House requiring modernisation with accommodation arranged on Two Floors comprising:
First Floor
Bedroom (One)
Bedroom (Two)
Bedroom (Three)…