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Year 5 disposal
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0/ 100
Weak
No rent data on file — verify locally before offering.
Why it works
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£1,221/mo — heavily negative — needs monthly capital injection
- -18.2% 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
−£1K/mo
You top up £1K/mo
Price vs market
Above comparable sales
+10% vs 12 sold
Return · IRR
-18.2%/yr
Loses money over 5 years
Cash to get in
£86K
Deposit + fees + refurb
Price £250K5-yr return on cash -86%
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £62,500
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 (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £187,500 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£1,221
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£1,016Mortgage£206Costs
Outgoings exceed rent — you top up £1,221/mo
Mortgage£1,016
Costs£206
Maintenance£67
Insurance£28
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£1,221
Returns
Return before costs on price0.00%
Cash return on cash-17.04%
Gross margin-£206
Cash needed£85,975
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
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 | £0 | £2,467 | £12,188 | £0 | £0 | -£14,654 | -£14,654 |
| Year 2 | £0 | £2,540 | £12,188 | £0 | £0 | -£14,728 | -£29,382 |
| Year 3 | £0 | £2,617 | £12,188 | £0 | £0 | -£14,804 | -£44,186 |
| Year 4 | £0 | £2,695 | £12,188 | £0 | £0 | -£14,883 | -£59,069 |
| Year 5 | £0 | £2,776 | £12,188 | £0 | £0 | -£14,964 | -£74,032 |
Disposal gain (gross)£395
CGT£75
Net Disposal proceeds£269,045
What we verified
What we verified
31083 ok · 1 caution · 0 fail · 8 unknown
Legal & planning
LeaseholdUnknown
Tenure & planningUnknown
Legal & planning
2 checks- TenureUnknown
- 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 ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
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 cohortB26 2ET · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Birmingham City · 6.8 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 — +£5,741/mo · £6,161/mo ahead of Rent by the room
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 0.00% | -£1,221 | £85,975 | -86.1% | Low | Feasible |
| Housing-benefit rent | 3.95% | -£608 | £85,975 | -36.0% | Med | Feasible |
| ⭐ Council lease | 43.45% | +£5,741 | £85,975 | 427.3% | Low | Feasible |
| Refurb & refinance | 0.00% | -£1,221 | £99,105 | -74.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£199 | £269,355 | 10% | Med | Feasible |
| Rent by the room | 8.58% | -£421 | £85,975 | -16.5% | — | 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
+£1,209/mo cash flow vs Rent it out if converted to Rent by the room
11.52% Return before costs on price converted vs 0.00% as-is
As-is Rent it out
Monthly profit-£1,179
Return before costs on price0.00%
Cash needed£74,398
If converted to Rent by the room
Monthly profit+£29
Return before costs on price11.52%
Cash needed£90,398
Δ vs Rent it out Monthly profit+£1,209
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 44.1%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 & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- GoodCockshut Hill SchoolSecondary · Academy sponsor led · B26 2HX
- GoodKing Edward VI Sheldon Heath AcademySecondary · Academy sponsor led · B26 2RZ
- Not ratedGarretts Green Nursery SchoolNursery · Local authority nursery school · B26 2JL
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£0
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£14,654
Exit costs
Projected sale price (5y · 2%/yr growth)£276,020
Capital gain (pre-CGT)£26,020
Sale costs (~2.5%)£6,901
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-£74,032
Rates as of Oct 2024
Acquisition costs
£85,975cash neededPurchase price£250,000
Deposit (25%)£62,500
Stamp duty+5% additional-property surcharge£15,000
Refurb£1,575
Legal + survey£2,150
Mortgage fees£4,750
Total cash neededdeposit + costs (loan covers the rest)£85,975
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
An immaculately presented three bedroom terraced property situated in a popular location. Perfect for first time buyers because the house is ready to move straight in, it has a modern kitchen, modern bathroom and three large bedrooms. There is a driveway to the front and a private rear garden.
Description
Approach Via a driveway with parking for two cars and a porch leading to the front door
Ground Floor
Entrance hall There are stairs leading to the first floor landing, c…
Floor plans
Listing metazoopla · Horton & Senate
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£1,221
Cash needed
£86K
Return after costs
-17.04%
IRR
-18.24%
Este Road, Birmingham B26
3 bed · 1 bath
£250,000
EPC D
1 / 16
0/100
Marginal
No rent data — verify locally before offering.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£250K
10% above sold comps
Return before costs
—
rent unknown
Bedrooms
3
1 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £62,500
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 (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £187,500 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£1,221
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£1,016Mortgage£206Costs
Outgoings exceed rent — you top up £1,221/mo
Mortgage£1,016
Costs£206
Maintenance£67
Insurance£28
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£1,221
Returns
Return before costs on price0.00%
Cash return on cash-17.04%
Gross margin-£206
Cash needed£85,975
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
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 | £0 | £2,467 | £12,188 | £0 | £0 | -£14,654 | -£14,654 |
| Year 2 | £0 | £2,540 | £12,188 | £0 | £0 | -£14,728 | -£29,382 |
| Year 3 | £0 | £2,617 | £12,188 | £0 | £0 | -£14,804 | -£44,186 |
| Year 4 | £0 | £2,695 | £12,188 | £0 | £0 | -£14,883 | -£59,069 |
| Year 5 | £0 | £2,776 | £12,188 | £0 | £0 | -£14,964 | -£74,032 |
Rent by the room upside
What we verified
4107
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeUnknown
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPC~£3,000–£7,000 to upgrade to CD
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 44.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,438
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£74,032
Acquisition costs
25% deposit£62,500
Stamp duty£15,000
Refurb£1,575
Legal + survey£2,150
Mortgage + broker£4,750
Cash needed£85,975
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
An immaculately presented three bedroom terraced property situated in a popular location. Perfect for first time buyers because the house is ready to move straight in, it has a modern kitchen, modern bathroom and three large bedrooms. There is a driveway to the front and a private rear garden.
Description
Approach Via a driveway with parking for two cars and a porch leading to the front door
Ground Floor
Entrance hall There are stairs leading to the first floor landing, c…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice