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Year 5 disposal
⊞ View all 12
18/ 100
Weak
6.84% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Long lease (117 yrs) — no short-lease drag
- EPC C — MEES compliant
Why to be cautious
- Floor area 463 sqft — small for the type
- Monthly profit −£315/mo — significantly negative — real recurring drain
- -6.0% 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
−£315/mo
You top up £315/mo
Price vs market
Above comparable sales
+9% vs 12 sold
Return · IRR
-6.0%/yr
Loses money over 5 years
Cash to get in
£63K
Deposit + fees + refurb
Price £160KReturn before costs on price 6.84%5-yr return on cash -24%Rent est. £912 (£841–£989)
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: £841–£989/mo · n=107
Financing
DepositYour cash in — the rest is the mortgage25% · £40,000
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 (£6,843–£12,774 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £120,000 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£315
after mortgage, operating costs & tax
Rent in£912/mo gross
£877/mo collected · £35/mo lost to voids
Where it goes
£650Mortgage£542Costs
Outgoings exceed rent — you top up £315/mo
Mortgage£650
Costs£542
Management£91
Maintenance£67
Insurance£20
CapEx reserve£46
Voids + council tax£7
Service charge + ground rent£207
Ltd co. accounts£104
Tax—
Shortfall−£315
Returns
Return before costs on price6.84%
Cash return on cash-5.99%
Gross margin£335
Cash needed£63,224
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.35
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 | £10,944 | £6,507 | £7,800 | £0 | £0 | -£3,363 | -£3,363 |
| Year 2 | £11,272 | £6,702 | £7,800 | £0 | £0 | -£3,230 | -£6,593 |
| Year 3 | £11,610 | £6,903 | £7,800 | £0 | £0 | -£3,093 | -£9,686 |
| Year 4 | £11,959 | £7,110 | £7,800 | £0 | £0 | -£2,952 | -£12,638 |
| Year 5 | £12,318 | £7,324 | £7,800 | £0 | £0 | -£2,806 | -£15,444 |
Disposal gain (gross)-£7,587
CGT£0
Net Disposal proceeds£172,237
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
Leasehold117 yr
Tenure & planning117 yr
Legal & planning
2 checks- TenureLeasehold
- 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
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 profileStudent let
Tenant profilelikely cohortB3 1PB · 1 bed
Primary profile
Student let
Nearest university
for student-let assessment
Birmingham City · 1.3 km
Reason
1.3 km from a major UK university — student couples / individuals dominate 1-bed lets here.
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 · 463 sqft
£15k–£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£3,241–£6,019
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£5,093–£9,723
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 — -£182/mo · £134/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 | 6.84% | -£315 | £63,224 | -24.4% | Low | Feasible |
| Housing-benefit rent | 5.20% | -£541 | £63,224 | -45.3% | Med | Feasible |
| ⭐ Council lease | 6.84% | -£182 | £63,224 | -14.5% | Low | Feasible |
| Refurb & refinance | 6.84% | -£315 | £74,874 | -20.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£398 | £183,474 | 4% | 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
+£402/mo cash flow vs Rent it out if converted to Rent by the room
18.00% Return before costs on price converted vs 6.84% as-is
As-is Rent it out
Monthly profit-£88
Return before costs on price6.84%
Cash needed£51,898
If converted to Rent by the room
Monthly profit+£314
Return before costs on price18.00%
Cash needed£67,898
Δ vs Rent it out Monthly profit+£402
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 70.8%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 & catchment1 school nearby
Nearby schoolsOfsted-rated, nearest first1 of 5
- Not ratedUniversity College BirminghamNot applicable · Higher education institutions · B3 1JB
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£10,944
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,784
Exit costs
Projected sale price (5y · 2%/yr growth)£176,653
Capital gain (pre-CGT)£16,653
Sale costs (~2.5%)£4,416
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-£15,444
Rates as of Oct 2024
Acquisition costs
£63,224cash neededPurchase price£160,000
Deposit (25%)£40,000
Stamp duty+5% additional-property surcharge£8,700
Refurb£9,124
Legal + survey£2,000
Mortgage fees£3,400
Total cash neededdeposit + costs (loan covers the rest)£63,224
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A wonderfully light and airy, 1-bedroom apartment for sale at Beaufort House in the highly sought after Jewellery Quarter. This particular apartment was the show home on completion, so has been finished to a higher-standard than the rest in the development, including feature wallpaper and fitted wardrobe. The high-spec kitchen includes brands such as Bosch and Indesit. As well as contemporary fixtures, fittings (including Villeroy and Boch in the bathroom) and plenty of luxur…
Floor plans
Nearby active comparables9 rentals
Comparable rentals
B3 · same beds + typeMedian nearby: £925/mo · 9 of 9 already let+£13 vs our est
- Kenyon Street, Birmingham B3Let1b£925/moDec 2025
- Fiftysixty, Northwood Street, Birming…Let1b£1,000/moMay 2026
- Newhall Street, Birmingham B3Let1b£995/moMay 2026
- Fleet Street, Birmingham, West Midlan…Let1b£850/moJun 2025
- Northwood Street, Hockley, Birmingham…Let1b£975/moDec 2025
- 5 New Market Street, Birmingham City…Let1b£900/moJun 2025
- Birmingham B3Let1b£2,500/moJun 2025
- Islington Gates, Fleet Street B3Let1b£900/moJun 2025
- Kings Court, 108 Livery Street, St Pa…Let1b£900/moJun 2025
Other deals nearby
B3 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · FleetMilne
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£315
Cash needed
£63K
Return after costs
-5.99%
IRR
-6.02%
Beaufort House, 94-96 Newhall Street B3
flat · 1 bed · 1 bath · 463 sqft
£160,000
est £912 · 6.84% gross
Leasehold 117yrEPC C
1 / 12
18/100
Marginal
6.84% — verify the rent + comps locally.
6.84% Return before costs — around the area average for this property type.
Monthly profit −£315/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating C — Min. energy standard 2030 compliant.
Price
£160K
9% above sold comps
Return before costs
6.84%
est rent £912/monot enough comparablesRange £841–£989/mo (Q1–Q3)
Bedrooms
1
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: £841–£989/mo · n=107
Financing
DepositYour cash in — the rest is the mortgage25% · £40,000
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 (£6,843–£12,774 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £120,000 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£315
after mortgage, operating costs & tax
Rent in£912/mo gross
£877/mo collected · £35/mo lost to voids
Where it goes
£650Mortgage£542Costs
Outgoings exceed rent — you top up £315/mo
Mortgage£650
Costs£542
Management£91
Maintenance£67
Insurance£20
CapEx reserve£46
Voids + council tax£7
Service charge + ground rent£207
Ltd co. accounts£104
Tax—
Shortfall−£315
Returns
Return before costs on price6.84%
Cash return on cash-5.99%
Gross margin£335
Cash needed£63,224
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.35
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 | £10,944 | £6,507 | £7,800 | £0 | £0 | -£3,363 | -£3,363 |
| Year 2 | £11,272 | £6,702 | £7,800 | £0 | £0 | -£3,230 | -£6,593 |
| Year 3 | £11,610 | £6,903 | £7,800 | £0 | £0 | -£3,093 | -£9,686 |
| Year 4 | £11,959 | £7,110 | £7,800 | £0 | £0 | -£2,952 | -£12,638 |
| Year 5 | £12,318 | £7,324 | £7,800 | £0 | £0 | -£2,806 | -£15,444 |
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 remaining117 yr
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
Service chargeReduces net yield£2,131/yr
Ground rentDoubling clauses kill mortgageability£350/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 70.8%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,560
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£15,444
Acquisition costs
25% deposit£40,000
Stamp duty£8,700
Refurb£9,124
Legal + survey£2,000
Mortgage + broker£3,400
Cash needed£63,224
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 wonderfully light and airy, 1-bedroom apartment for sale at Beaufort House in the highly sought after Jewellery Quarter. This particular apartment was the show home on completion, so has been finished to a higher-standard than the rest in the development, including feature wallpaper and fitted wardrobe. The high-spec kitchen includes brands such as Bosch and Indesit. As well as contemporary fixtures, fittings (including Villeroy and Boch in the bathroom) and plenty of luxur…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice