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Year 5 disposal
BMV -19%
⊞ View all 10
11/ 100
Weak
5.29% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Priced below market -19% vs 12 nearby sold (last 12 mo) — instant equity
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£295/mo — significantly negative — real recurring drain
- -4.1% 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.
- Tenure not stated — confirm freehold/leasehold and any lease term before offering.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£295/mo
You top up £295/mo
Price vs market
Below market value
-19% vs 12 sold · interior unseen
Return · IRR
-4.1%/yr
Loses money over 5 years
Cash left in
£45K
Stays in after refinancing at value
Price £220KCash to buy £85KReturn before costs on price 5.29%5-yr return on cash -15%Rent est. £970 (£922–£1,020)
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: £922–£1,020/mo · n=23
Financing
DepositYour cash in — the rest is the mortgage25% · £55,000
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £165,000 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£295
after mortgage, operating costs & tax
Rent in£970/mo gross
£933/mo collected · £37/mo lost to voids
Where it goes
£894Mortgage£334Costs
Outgoings exceed rent — you top up £295/mo
Mortgage£894
Costs£334
Management£97
Maintenance£50
Insurance£28
CapEx reserve£49
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£295
Returns
Return before costs on price5.29%
Cash return on cash-4.18%
Gross margin£599
Cash needed£84,664
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.04
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 | £11,640 | £4,010 | £10,725 | £0 | £0 | -£3,095 | -£3,095 |
| Year 2 | £11,989 | £4,130 | £10,725 | £0 | £0 | -£2,866 | -£5,961 |
| Year 3 | £12,349 | £4,254 | £10,725 | £0 | £0 | -£2,630 | -£8,591 |
| Year 4 | £12,719 | £4,382 | £10,725 | £0 | £0 | -£2,387 | -£10,979 |
| Year 5 | £13,101 | £4,513 | £10,725 | £0 | £0 | -£2,137 | -£13,116 |
Disposal gain (gross)-£8,539
CGT£0
Net Disposal proceeds£236,825
What we verified
What we verified
31073 ok · 1 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdUnknown
Tenure & planningUnknown
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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 cohortWR2 4LG · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Birmingham · 36.1 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 — -£295/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 | 5.29% | -£295 | £84,664 | -15.5% | Low | Feasible |
| Housing-benefit rent | 3.81% | -£563 | £84,664 | -34.4% | Med | Feasible |
| Council lease | 3.81% | -£413 | £84,664 | -27.1% | Low | Feasible |
| Refurb & refinance | 5.29% | -£295 | £99,970 | -13.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£182 | £249,670 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Worcester South · cap £698/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Worcester South
- LHA monthly cap:
- £698
- Scheme type:
- nominee
- Premium:
- +0% premium over LHA cap
- 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
+£399/mo cash flow vs Rent it out if converted to Rent by the room
13.09% Return before costs on price converted vs 5.29% as-is
As-is Rent it out
Monthly profit-£275
Return before costs on price5.29%
Cash needed£66,898
If converted to Rent by the room
Monthly profit+£124
Return before costs on price13.09%
Cash needed£82,898
Δ vs Rent it out Monthly profit+£399
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
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 71% 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 71% (58 decisions)
≈0.0% within 100 m vs 10% policy
£42,690–£80,380full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£3,240–£5,670
- Replumb£2,430–£4,860
- Windows£8,100–£14,580
- Paint + decor£5,670–£10,530
- Flooring£8,910–£17,010
Comparables
sold within 0.5 miWide · CV 25.0%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Local HMO policy & concentration
≈0.0% within 100 m vs 10% policy
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodCallow End CofE Primary SchoolPrimary · Academy converter · WR2 4TE
- Not ratedOur Lady Queen of Peace Catholic PrimaryPrimary · Academy converter · WR2 4EN
- Not ratedPitmaston Primary SchoolPrimary · Community school · WR2 4ZF
- Not ratedPowick CofE Primary SchoolPrimary · Academy converter · WR2 4RT
- Not ratedChristopher Whitehead Language CollegeSecondary · Academy converter · WR2 4AF
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£11,640
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,543
Exit costs
Projected sale price (5y · 2%/yr growth)£242,898
Capital gain (pre-CGT)£22,898
Sale costs (~2.5%)£6,072
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-£13,116
Rates as of Oct 2024
Acquisition costs
£84,664cash neededPurchase price£220,000
Deposit (25%)£55,000
Stamp duty+5% additional-property surcharge£12,900
Refurb£10,764
Legal + survey£1,700
Mortgage fees£4,300
Total cash neededdeposit + costs (loan covers the rest)£84,664
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Offered to the market with offers over £220,000, this attractive two-bedroom period property provides well-proportioned accommodation arranged over three levels, with plenty of character and a practical layout. The ground floor features a comfortable living room to the front, a generous dining room, fitted kitchen and access to a useful cellar, providing valuable additional storage.
Upstairs are two good-sized bedrooms together with a spacious family bathroom. Outside, the p…
Floor plans
Listing metazoopla · The Property Centre
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£295
Cash needed
£85K
Return after costs
-4.18%
IRR
-4.05%
Malvern Road, Worcester, Worcestershire WR2
terraced · 2 bed · 1 bath
£220,000
est £970 · 5.29% gross
EPC C
Priced below market
1 / 10
11/100
Marginal
5.29% — verify the rent + comps locally.
Priced below market -19% vs 12 nearby sold (last 12 mo)
Price
£220K
19% below sold comps
Return before costs
5.29%
est rent £970/monot enough comparablesRange £922–£1,020/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
C
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: £922–£1,020/mo · n=23
Financing
DepositYour cash in — the rest is the mortgage25% · £55,000
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £165,000 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£295
after mortgage, operating costs & tax
Rent in£970/mo gross
£933/mo collected · £37/mo lost to voids
Where it goes
£894Mortgage£334Costs
Outgoings exceed rent — you top up £295/mo
Mortgage£894
Costs£334
Management£97
Maintenance£50
Insurance£28
CapEx reserve£49
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£295
Returns
Return before costs on price5.29%
Cash return on cash-4.18%
Gross margin£599
Cash needed£84,664
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.04
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Worcester South · cap £698/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Worcester South
- LHA monthly cap:
- £698
- Scheme type:
- nominee
- Premium:
- +0% premium over LHA cap
- 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 | £11,640 | £4,010 | £10,725 | £0 | £0 | -£3,095 | -£3,095 |
| Year 2 | £11,989 | £4,130 | £10,725 | £0 | £0 | -£2,866 | -£5,961 |
| Year 3 | £12,349 | £4,254 | £10,725 | £0 | £0 | -£2,630 | -£8,591 |
| Year 4 | £12,719 | £4,382 | £10,725 | £0 | £0 | -£2,387 | -£10,979 |
| Year 5 | £13,101 | £4,513 | £10,725 | £0 | £0 | -£2,137 | -£13,116 |
Rent by the room upside
What we verified
3207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeUnknown
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 miWide · CV 25.0%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,145
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£13,116
Acquisition costs
25% deposit£55,000
Stamp duty£12,900
Refurb£10,764
Legal + survey£1,700
Mortgage + broker£4,300
Cash needed£84,664
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
Offered to the market with offers over £220,000, this attractive two-bedroom period property provides well-proportioned accommodation arranged over three levels, with plenty of character and a practical layout. The ground floor features a comfortable living room to the front, a generous dining room, fitted kitchen and access to a useful cellar, providing valuable additional storage.
Upstairs are two good-sized bedrooms together with a spacious family bathroom. Outside, the p…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice