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Year 5 disposal
BMV -8%
⊞ View all 15
11/ 100
Weak
5.34% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Priced below market -8% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- Monthly profit −£345/mo — significantly negative — real recurring drain
- -3.7% 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.
- 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
−£345/mo
You top up £345/mo
Price vs market
Below market value
-8% vs 12 sold · interior unseen
Return · IRR
-3.7%/yr
Loses money over 5 years
Cash left in
£94K
Stays in after refinancing at value
Price £280KCash to buy £113KReturn before costs on price 5.34%5-yr return on cash -13%Rent est. £1,246 (£1,187–£1,308)
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: £1,187–£1,308/mo · n=35
Financing
DepositYour cash in — the rest is the mortgage25% · £70,000
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 £210,000 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
-£345
after mortgage, operating costs & tax
Rent in£1,246/mo gross
£1,198/mo collected · £48/mo lost to voids
Where it goes
£1,138Mortgage£405Costs
Outgoings exceed rent — you top up £345/mo
Mortgage£1,138
Costs£405
Management£125
Maintenance£67
Insurance£28
CapEx reserve£62
Voids + council tax£7
Ltd co. accounts£104
Selective licensing£12
Tax—
Shortfall−£345
Returns
Return before costs on price5.34%
Cash return on cash-3.66%
Gross margin£793
Cash needed£112,980
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.05
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 | £14,952 | £4,864 | £13,650 | £0 | £0 | -£3,562 | -£3,562 |
| Year 2 | £15,401 | £5,010 | £13,650 | £0 | £0 | -£3,260 | -£6,822 |
| Year 3 | £15,863 | £5,161 | £13,650 | £0 | £0 | -£2,948 | -£9,770 |
| Year 4 | £16,338 | £5,315 | £13,650 | £0 | £0 | -£2,627 | -£12,397 |
| Year 5 | £16,829 | £5,475 | £13,650 | £0 | £0 | -£2,296 | -£14,693 |
Disposal gain (gross)-£16,366
CGT£0
Net Disposal proceeds£301,414
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 cohortB20 1LX · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Birmingham City · 5.7 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 · 1-bath · 990 sqft
£25k–£49k
£ per sqft
building cost only
£25–£49
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,930–£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 — -£165/mo · £168/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 | 5.34% | -£345 | £112,980 | -13.0% | Low | Feasible |
| Housing-benefit rent | 3.53% | -£739 | £112,980 | -34.4% | Med | Feasible |
| ⭐ Council lease | 5.34% | -£165 | £112,980 | -5.6% | Low | Feasible |
| Refurb & refinance | 5.34% | -£333 | £134,032 | -10.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£199 | £324,832 | 4% | Med | Feasible |
| Rent by the room | 6.43% | -£748 | £112,980 | -31.8% | — | 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
+£204/mo cash flow vs Rent it out if converted to Rent by the room
10.29% Return before costs on price converted vs 5.34% as-is
As-is Rent it out
Monthly profit-£285
Return before costs on price5.34%
Cash needed£81,898
If converted to Rent by the room
Monthly profit-£81
Return before costs on price10.29%
Cash needed£97,898
Δ vs Rent it out Monthly profit+£204
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
£56,030–£105,535full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 1 × bathroom£6,150–£11,275
- 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 24.1%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 & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- GoodGrestone AcademyPrimary · Academy sponsor led · B20 1ND
- GoodHamstead Hall AcademySecondary · Academy converter · B20 1HL
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£14,952
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£4,137
Exit costs
Projected sale price (5y · 2%/yr growth)£309,143
Capital gain (pre-CGT)£29,143
Sale costs (~2.5%)£7,729
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-£14,693
Rates as of Oct 2024
Acquisition costs
£112,980cash neededPurchase price£280,000
Deposit (25%)£70,000
Stamp duty+5% additional-property surcharge£18,000
Refurb£17,630
Legal + survey£2,150
Mortgage fees£5,200
Total cash neededdeposit + costs (loan covers the rest)£112,980
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Summary cul-de-sac location sought after area three good size bedrooms large side garage off road parking scope to further enhance large and private rear garden
description Ideally located in a sought after, cul de sac area of Handsworth Wood, this three bedroom, semi detached home offers a lovely family home, with a lot of further future potential. The property comprises of off road parking to the front, two bright and welcoming lounges, a kitchen to the rear overlooking th…
Floor plans
Listing metazoopla · Shipways - Great Barr
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£345
Cash needed
£113K
Return after costs
-3.66%
IRR
-3.66%
Bewlys Avenue, Birmingham B20
semi_detached · 3 bed · 1 bath
£280,000
est £1,246 · 5.34% gross
Priced below market
1 / 15
11/100
Marginal
5.34% — verify the rent + comps locally.
Priced below market -8% vs 12 nearby sold (last 12 mo)
Price
£280K
8% below sold comps
Return before costs
5.34%
est rent £1,246/monot enough comparablesRange £1,187–£1,308/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: £1,187–£1,308/mo · n=35
Financing
DepositYour cash in — the rest is the mortgage25% · £70,000
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 £210,000 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
-£345
after mortgage, operating costs & tax
Rent in£1,246/mo gross
£1,198/mo collected · £48/mo lost to voids
Where it goes
£1,138Mortgage£405Costs
Outgoings exceed rent — you top up £345/mo
Mortgage£1,138
Costs£405
Management£125
Maintenance£67
Insurance£28
CapEx reserve£62
Voids + council tax£7
Ltd co. accounts£104
Selective licensing£12
Tax—
Shortfall−£345
Returns
Return before costs on price5.34%
Cash return on cash-3.66%
Gross margin£793
Cash needed£112,980
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.05
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 | £14,952 | £4,864 | £13,650 | £0 | £0 | -£3,562 | -£3,562 |
| Year 2 | £15,401 | £5,010 | £13,650 | £0 | £0 | -£3,260 | -£6,822 |
| Year 3 | £15,863 | £5,161 | £13,650 | £0 | £0 | -£2,948 | -£9,770 |
| Year 4 | £16,338 | £5,315 | £13,650 | £0 | £0 | -£2,627 | -£12,397 |
| Year 5 | £16,829 | £5,475 | £13,650 | £0 | £0 | -£2,296 | -£14,693 |
Rent by the room upside
What we verified
5007
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▾
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 miWide · CV 24.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,730
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£14,693
Acquisition costs
25% deposit£70,000
Stamp duty£18,000
Refurb£17,630
Legal + survey£2,150
Mortgage + broker£5,200
Cash needed£112,980
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
Summary cul-de-sac location sought after area three good size bedrooms large side garage off road parking scope to further enhance large and private rear garden
description Ideally located in a sought after, cul de sac area of Handsworth Wood, this three bedroom, semi detached home offers a lovely family home, with a lot of further future potential. The property comprises of off road parking to the front, two bright and welcoming lounges, a kitchen to the rear overlooking th…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice