Skip to main contenthow this is calculated →
Year 5 disposal
⊞ View all 16
27/ 100
Weak
7.65% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.65% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (105 yrs) — no short-lease drag
- EPC B — MEES compliant
Why to be cautious
- Floor area 464 sqft — small for the type
- Monthly profit −£244/mo — significantly negative — real recurring drain
- -5.7% 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
−£244/mo
You top up £244/mo
Price vs market
Above comparable sales
+50% vs 12 sold
Return · IRR
-5.7%/yr
Loses money over 5 years
Cash to get in
£52K
Deposit + fees + refurb
Price £150KReturn before costs on price 7.65%5-yr return on cash -21%Rent est. £956 (£856–£1,068)
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: £856–£1,068/mo · n=147
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
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 (£1,181–£2,205 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £112,500 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£244
after mortgage, operating costs & tax
Rent in£956/mo gross
£919/mo collected · £37/mo lost to voids
Where it goes
£609Mortgage£554Costs
Outgoings exceed rent — you top up £244/mo
Mortgage£609
Costs£554
Management£96
Maintenance£67
Insurance£20
CapEx reserve£48
Voids + council tax£7
Service charge + ground rent£203
Ltd co. accounts£104
Selective licensing£9
Tax—
Shortfall−£244
Returns
Return before costs on price7.65%
Cash return on cash-5.60%
Gross margin£365
Cash needed£52,325
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.51
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 | £11,472 | £6,646 | £7,313 | £0 | £0 | -£2,487 | -£2,487 |
| Year 2 | £11,816 | £6,846 | £7,313 | £0 | £0 | -£2,342 | -£4,829 |
| Year 3 | £12,171 | £7,051 | £7,313 | £0 | £0 | -£2,193 | -£7,022 |
| Year 4 | £12,536 | £7,263 | £7,313 | £0 | £0 | -£2,039 | -£9,061 |
| Year 5 | £12,912 | £7,480 | £7,313 | £0 | £0 | -£1,881 | -£10,942 |
Disposal gain (gross)-£103
CGT£0
Net Disposal proceeds£161,472
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
Leasehold105 yr
Tenure & planning105 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
Building condition
Energy ratingB
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand B
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
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
Verify
Lender impact
No EWS1 / floor info in description. Buildings > 11 m need EWS1 or PAS 9980 — confirm height + status with the agent before offering.
Verify with lender
A1/A2 = mortgageable · B1 = mortgageable with plan · B2 = remediation required
RICS EWS1 guidance →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 cohortB16 8FT · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Birmingham City · 2.4 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
1-bed · 1-bath · 464 sqft
£16k–£31k
£ per sqft
building cost only
£33–£67
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£3,248–£6,032
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£5,104–£9,744
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history0d on marketno cuts yet
Strategy matrix
Council lease wins — -£104/mo · £131/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 | 7.65% | -£244 | £52,325 | -20.9% | Low | Feasible |
| Housing-benefit rent | 5.54% | -£502 | £52,325 | -50.3% | Med | Feasible |
| ⭐ Council lease | 7.65% | -£104 | £52,325 | -8.4% | Low | Feasible |
| Refurb & refinance | 7.65% | -£235 | £60,455 | -17.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£394 | £162,205 | 8% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Birmingham · cap £693/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Birmingham
- LHA monthly cap:
- £693
- 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
+£359/mo cash flow vs Rent it out if converted to Rent by the room
19.20% Return before costs on price converted vs 7.65% as-is
As-is Rent it out
Monthly profit-£13
Return before costs on price7.65%
Cash needed£49,398
If converted to Rent by the room
Monthly profit+£346
Return before costs on price19.20%
Cash needed£65,398
Δ vs Rent it out Monthly profit+£359
Show conversion detail
Cannot Rent by the room:Only 1 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
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
Comparables
sold within 0.5 miWide · CV 64.5%Med confidence
Loading 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 & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- GoodSt George's Church of England Primary SchoolPrimary · Academy sponsor led · B16 8HY
- Not ratedSt John's & St Peter's CofE PrimaryPrimary · Academy sponsor led · B16 8RN
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£11,472
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,928
Exit costs
Projected sale price (5y · 2%/yr growth)£165,612
Capital gain (pre-CGT)£15,612
Sale costs (~2.5%)£4,140
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-£10,942
Rates as of Oct 2024
Acquisition costs
£52,325cash neededPurchase price£150,000
Deposit (25%)£37,500
Stamp duty+5% additional-property surcharge£8,000
Refurb£1,575
Legal + survey£2,000
Mortgage fees£3,250
Total cash neededdeposit + costs (loan covers the rest)£52,325
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A modern flat that perfectly balances comfort and style in the desirable Jupiter development. This delightful one-bedroom apartment spans an impressive 464 square feet, offering a well-designed open plan living area that is both inviting and functional with peaceful courtyard views. The owner has gone to a lot of effort to ensure this is a move-in ready property, with feature walls and potential to include furniture.
You enter the property into the hallway with access to all…
Floor plans
Listing metazoopla · FleetMilne
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£244
Cash needed
£52K
Return after costs
-5.60%
IRR
-5.74%
Jupiter, 58 Sherborne Street, Birmingham B16
flat · 1 bed · 1 bath · 464 sqft
£150,000
est £956 · 7.65% gross
Leasehold 105yrEPC B
1 / 16
27/100
Marginal
7.65% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.65% Return before costs — above-market
Price
£150K
50% above sold comps
Return before costs
7.65%
est rent £956/monot enough comparablesRange £856–£1,068/mo (Q1–Q3)
Bedrooms
1
1 bath
Energy rating
B
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: £856–£1,068/mo · n=147
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
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 (£1,181–£2,205 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £112,500 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£244
after mortgage, operating costs & tax
Rent in£956/mo gross
£919/mo collected · £37/mo lost to voids
Where it goes
£609Mortgage£554Costs
Outgoings exceed rent — you top up £244/mo
Mortgage£609
Costs£554
Management£96
Maintenance£67
Insurance£20
CapEx reserve£48
Voids + council tax£7
Service charge + ground rent£203
Ltd co. accounts£104
Selective licensing£9
Tax—
Shortfall−£244
Returns
Return before costs on price7.65%
Cash return on cash-5.60%
Gross margin£365
Cash needed£52,325
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.51
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Birmingham · cap £693/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Birmingham
- LHA monthly cap:
- £693
- 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 | £11,472 | £6,646 | £7,313 | £0 | £0 | -£2,487 | -£2,487 |
| Year 2 | £11,816 | £6,846 | £7,313 | £0 | £0 | -£2,342 | -£4,829 |
| Year 3 | £12,171 | £7,051 | £7,313 | £0 | £0 | -£2,193 | -£7,022 |
| Year 4 | £12,536 | £7,263 | £7,313 | £0 | £0 | -£2,039 | -£9,061 |
| Year 5 | £12,912 | £7,480 | £7,313 | £0 | £0 | -£1,881 | -£10,942 |
Rent by the room upside
What we verified
6206
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining105 yr
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCEnergy efficiency ratingB
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Service chargeReduces net yield£2,234/yr
Ground rentDoubling clauses kill mortgageability£200/yr
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 64.5%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,463
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£10,942
Acquisition costs
25% deposit£37,500
Stamp duty£8,000
Refurb£1,575
Legal + survey£2,000
Mortgage + broker£3,250
Cash needed£52,325
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
A modern flat that perfectly balances comfort and style in the desirable Jupiter development. This delightful one-bedroom apartment spans an impressive 464 square feet, offering a well-designed open plan living area that is both inviting and functional with peaceful courtyard views. The owner has gone to a lot of effort to ensure this is a move-in ready property, with feature walls and potential to include furniture.
You enter the property into the hallway with access to all…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice