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Year 5 disposal
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70/ 100
Solid
13.04% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Monthly profit +£809/mo from completion — the no.1 reason to invest
- 13.04% return before costs — above-market
- 8.2% 5y IRR — strong total return on capital
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- 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
+£809/mo
Pays you every month, net of costs
Price
£290K
No local sold comps to compare
Return · IRR
8.2%/yr
Solid annualised return
Cash to get in
£127K
Deposit + fees + refurb
Return before costs on price 13.04%5-yr return on cash 48%Rent est. £3,151 (£2,678–£3,708)
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: £2,678–£3,708/mo · n=1
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 (£20,830–£38,882 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 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
+£809
after mortgage, operating costs & tax
Rent in£3,151/mo gross
£3,030/mo collected · £121/mo lost to voids
Where it goes
£1,178Mortgage£853Costs£809Your profit
£809/mo left as profit · 27% of rent kept
Mortgage£1,178
Costs£853
Management£315
Maintenance£67
Insurance£28
CapEx reserve£158
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax£190
Profit+£809
Returns
Return before costs on price13.04%
Cash return on cash7.63%
Gross margin£2,176
Cash needed£127,148
Monthly profit payback13y 2m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.57
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £37,812 | £10,240 | £14,138 | £0 | £2,553 | £10,882 | £10,882 |
| Year 2 | £38,946 | £10,547 | £14,138 | £0 | £2,710 | £11,552 | £22,434 |
| Year 3 | £40,115 | £10,863 | £14,138 | £0 | £2,872 | £12,242 | £34,675 |
| Year 4 | £41,318 | £11,189 | £14,138 | £0 | £3,038 | £12,953 | £47,629 |
| Year 5 | £42,558 | £11,525 | £14,138 | £0 | £3,210 | £13,685 | £61,314 |
Disposal gain (gross)-£27,119
CGT£0
Net Disposal proceeds£312,179
What we verified
What we verified
32073 ok · 2 caution · 0 fail · 7 unknown
Legal & planning
Leaseholdleasehold
Tenure & planningleasehold
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
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
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 cohortB42 2QJ · 5 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Birmingham City · 6.3 km
Reason
5-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
5-bed · 2-bath · 1350 sqft
£35k–£68k
£ per sqft
building cost only
£26–£50
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£9,450–£17,550
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£14,850–£28,350
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingMandatory
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Mandatory
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 — +£1,167/mo · £359/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 13.04% | +£809 | £127,148 | 48.2% | Low | Feasible |
| Housing-benefit rent | 4.54% | -£739 | £127,148 | -29.4% | Med | Feasible |
| ⭐ Council lease | 13.04% | +£1,167 | £127,148 | 61.3% | Low | Feasible |
| Refurb & refinance | 13.04% | +£809 | £152,757 | 40.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£374 | £350,407 | 0% | Med | Feasible |
| Rent by the room | 11.38% | -£327 | £127,148 | -2.3% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Birmingham · cap £1,097/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Birmingham
- LHA monthly cap:
- £1,097
- 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
-£1,109/mo cash flow vs Rent it out if converted to Rent by the room
9.93% Return before costs on price converted vs 13.04% as-is
As-is Rent it out
Monthly profit+£989
Return before costs on price13.04%
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-£1,109
Show conversion detail
Conversion cost estimate
£3,300
Range: £2,200 – £5,500
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
£76,980–£144,410full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 2 × bathroom£12,300–£22,550
- Rewire£6,000–£10,500
- Replumb£4,500–£9,000
- Windows£15,000–£27,000
- Paint + decor£12,000–£22,500
- Flooring£18,000–£34,500
Comparables
sold within 0.5 miLoading 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 & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodPrince Albert High SchoolSecondary · Free schools · B42 2TU
- Not ratedPriestley Smith SchoolNot applicable · Community special school · B42 2PY
- Not ratedPerry Beeches Nursery SchoolNursery · Local authority nursery school · B42 2PX
- Not ratedBeeches Junior SchoolPrimary · Community school · B42 2PY
- Not ratedCalshot Primary SchoolPrimary · Community school · B42 2BY
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£37,812
Section 24 credit£0
Annual tax due£2,553
Post-tax Monthly profit annual£9,427
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£61,314
Rates as of Oct 2024
Acquisition costs
£127,148cash neededPurchase price£290,000
Deposit (25%)£72,500
Stamp duty+5% additional-property surcharge£19,000
Refurb£27,773
Legal + survey£2,525
Mortgage fees£5,350
Total cash neededdeposit + costs (loan covers the rest)£127,148
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
This spacious and versatile family home offers generous accommodation arranged over three floors, complemented by a private garden and driveway parking. The ground floor comprises a welcoming porch and entrance hall leading to a comfortable lounge, providing an ideal space for relaxing and entertaining. The fitted kitchen offers practical storage and preparation space, while the separate utility room provides additional convenience. A shower room completes the ground-floor ac…
Floor plans
Listing metazoopla · Purplebricks
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
+£809
Cash needed
£127K
Return after costs
7.63%
IRR
8.23%
Brushfield Road, Birmingham B42
semi_detached · 5 bed · 2 bath
£290,000
est £3,151 · 13.04% gross
1 / 30
70/100
Solid
13.04% — verify the rent + comps locally.
Monthly profit +£809/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
13.04% Return before costs — above-market
Price
£290K
Return before costs
13.04%
est rent £3,151/monot enough comparablesRange £2,678–£3,708/mo (Q1–Q3)
Bedrooms
5
2 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: £2,678–£3,708/mo · n=1
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 (£20,830–£38,882 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 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
+£809
after mortgage, operating costs & tax
Rent in£3,151/mo gross
£3,030/mo collected · £121/mo lost to voids
Where it goes
£1,178Mortgage£853Costs£809Your profit
£809/mo left as profit · 27% of rent kept
Mortgage£1,178
Costs£853
Management£315
Maintenance£67
Insurance£28
CapEx reserve£158
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax£190
Profit+£809
Returns
Return before costs on price13.04%
Cash return on cash7.63%
Gross margin£2,176
Cash needed£127,148
Monthly profit payback13y 2m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.57
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Birmingham · cap £1,097/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Birmingham
- LHA monthly cap:
- £1,097
- 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 | £37,812 | £10,240 | £14,138 | £0 | £2,553 | £10,882 | £10,882 |
| Year 2 | £38,946 | £10,547 | £14,138 | £0 | £2,710 | £11,552 | £22,434 |
| Year 3 | £40,115 | £10,863 | £14,138 | £0 | £2,872 | £12,242 | £34,675 |
| Year 4 | £41,318 | £11,189 | £14,138 | £0 | £3,038 | £12,953 | £47,629 |
| Year 5 | £42,558 | £11,525 | £14,138 | £0 | £3,210 | £13,685 | £61,314 |
Rent by the room upside
What we verified
4107
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedMandatory
TenureTenure typeleasehold
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 heuristicRent by the room / sharers
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,828
Annual rental tax£2,276
CGT yr 5£0 · company level
5y net total£61,314
Acquisition costs
25% deposit£72,500
Stamp duty£19,000
Refurb£27,773
Legal + survey£2,525
Mortgage + broker£5,350
Cash needed£127,148
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 spacious and versatile family home offers generous accommodation arranged over three floors, complemented by a private garden and driveway parking. The ground floor comprises a welcoming porch and entrance hall leading to a comfortable lounge, providing an ideal space for relaxing and entertaining. The fitted kitchen offers practical storage and preparation space, while the separate utility room provides additional convenience. A shower room completes the ground-floor ac…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice