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Year 5 disposal
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3/ 100
Weak
5.34% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£306/mo — significantly negative — real recurring drain
- -3.4% 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.
- 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
−£306/mo
You top up £306/mo
Price vs market
Above comparable sales
+14% vs 12 sold
Return · IRR
-3.4%/yr
Loses money over 5 years
Cash to get in
£106K
Deposit + fees + refurb
Price £260KReturn before costs on price 5.34%5-yr return on cash -12%Rent est. £1,158 (£1,145–£1,171)
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: £1,145–£1,171/mo · n=19
Financing
DepositYour cash in — the rest is the mortgage25% · £65,000
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 (£13,223–£24,682 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £195,000 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
-£306
after mortgage, operating costs & tax
Rent in£1,158/mo gross
£1,113/mo collected · £45/mo lost to voids
Where it goes
£1,056Mortgage£363Costs
Outgoings exceed rent — you top up £306/mo
Mortgage£1,056
Costs£363
Management£116
Maintenance£50
Insurance£28
CapEx reserve£58
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£306
Returns
Return before costs on price5.34%
Cash return on cash-3.47%
Gross margin£751
Cash needed£105,680
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.05
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 | £13,896 | £4,355 | £12,675 | £0 | £0 | -£3,134 | -£3,134 |
| Year 2 | £14,313 | £4,486 | £12,675 | £0 | £0 | -£2,848 | -£5,983 |
| Year 3 | £14,742 | £4,621 | £12,675 | £0 | £0 | -£2,553 | -£8,536 |
| Year 4 | £15,185 | £4,759 | £12,675 | £0 | £0 | -£2,250 | -£10,786 |
| Year 5 | £15,640 | £4,902 | £12,675 | £0 | £0 | -£1,937 | -£12,723 |
Disposal gain (gross)-£15,896
CGT£0
Net Disposal proceeds£279,884
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
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 40% (10 decisions)
- NOTE: council HMO concentration policy not curated — the modal English policy (10% within 100m) is shown as an indication, not this council's adopted threshold
- 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
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
⚠️ Selective Licensing in scope
Additional HMO — 2 designations
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 cohortWS9 8JS · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Birmingham City · 14.7 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 — -£254/mo · £52/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 | 5.34% | -£306 | £105,680 | -12.0% | Low | Feasible |
| Housing-benefit rent | 3.45% | -£689 | £105,680 | -34.4% | Med | Feasible |
| ⭐ Council lease | 5.34% | -£254 | £105,680 | -11.6% | Low | Feasible |
| Refurb & refinance | 5.34% | -£306 | £125,732 | -10.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£182 | £302,832 | 3% | Med | Feasible |
| Rent by the room | 8.31% | -£457 | £105,680 | -15.4% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Black Country · cap £748/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Black Country
- LHA monthly cap:
- £748
- Scheme type:
- none
- Premium:
- +1000% premium over LHA cap
- Management:
- landlord pays agent (typical 10%)
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
+£276/mo cash flow vs Rent it out if converted to Rent by the room
11.08% Return before costs on price converted vs 5.34% as-is
As-is Rent it out
Monthly profit-£279
Return before costs on price5.34%
Cash needed£76,898
If converted to Rent by the room
Monthly profit-£3
Return before costs on price11.08%
Cash needed£92,898
Δ vs Rent it out Monthly profit+£276
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 40% (10 decisions)
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
£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 17.6%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Walsall City-wide HMO Article 4
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- Not ratedCooper and Jordan Church of England Primary SchoolPrimary · Voluntary aided school · WS9 8NH
- Not ratedLeighswood SchoolPrimary · Community school · WS9 8HZ
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£13,896
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,669
Exit costs
Projected sale price (5y · 2%/yr growth)£287,061
Capital gain (pre-CGT)£27,061
Sale costs (~2.5%)£7,177
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-£12,723
Rates as of Oct 2024
Acquisition costs
£105,680cash neededPurchase price£260,000
Deposit (25%)£65,000
Stamp duty+5% additional-property surcharge£16,000
Refurb£17,630
Legal + survey£2,150
Mortgage fees£4,900
Total cash neededdeposit + costs (loan covers the rest)£105,680
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
three bedroom mid terraced house cul-de-sac location ideal first time/family purchase driveway providing parking for various vehicles spacious living room with double doors into conservatory kitchen with raised breakfast bar good sized bedrooms family bathroom & separate WC convenient for major road networks good access to cannock, lichfield, walsall and aldridge
Situated in a popular Cul-de-sac location, this well presented three bedroom mid terraced home on repr…
Floor plans
Listing metazoopla · Webbs Estate Agent
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£306
Cash needed
£106K
Return after costs
-3.47%
IRR
-3.37%
Cornwall Close, Walsall WS9
terraced · 3 bed · 1 bath
£260,000
est £1,158 · 5.34% gross
1 / 28
3/100
Marginal
5.34% — verify the rent + comps locally.
5.34% Return before costs — around the area average for this property type.
Monthly profit −£306/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£260K
14% above sold comps
Return before costs
5.34%
est rent £1,158/monot enough comparablesRange £1,145–£1,171/mo (Q1–Q3)
Bedrooms
3
1 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: £1,145–£1,171/mo · n=19
Financing
DepositYour cash in — the rest is the mortgage25% · £65,000
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 (£13,223–£24,682 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £195,000 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
-£306
after mortgage, operating costs & tax
Rent in£1,158/mo gross
£1,113/mo collected · £45/mo lost to voids
Where it goes
£1,056Mortgage£363Costs
Outgoings exceed rent — you top up £306/mo
Mortgage£1,056
Costs£363
Management£116
Maintenance£50
Insurance£28
CapEx reserve£58
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£306
Returns
Return before costs on price5.34%
Cash return on cash-3.47%
Gross margin£751
Cash needed£105,680
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.05
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Black Country · cap £748/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Black Country
- LHA monthly cap:
- £748
- Scheme type:
- none
- Premium:
- +1000% premium over LHA cap
- Management:
- landlord pays agent (typical 10%)
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 | £13,896 | £4,355 | £12,675 | £0 | £0 | -£3,134 | -£3,134 |
| Year 2 | £14,313 | £4,486 | £12,675 | £0 | £0 | -£2,848 | -£5,983 |
| Year 3 | £14,742 | £4,621 | £12,675 | £0 | £0 | -£2,553 | -£8,536 |
| Year 4 | £15,185 | £4,759 | £12,675 | £0 | £0 | -£2,250 | -£10,786 |
| Year 5 | £15,640 | £4,902 | £12,675 | £0 | £0 | -£1,937 | -£12,723 |
Rent by the room upside
What we verified
5007
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
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 heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 17.6%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,535
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£12,723
Acquisition costs
25% deposit£65,000
Stamp duty£16,000
Refurb£17,630
Legal + survey£2,150
Mortgage + broker£4,900
Cash needed£105,680
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
three bedroom mid terraced house cul-de-sac location ideal first time/family purchase driveway providing parking for various vehicles spacious living room with double doors into conservatory kitchen with raised breakfast bar good sized bedrooms family bathroom & separate WC convenient for major road networks good access to cannock, lichfield, walsall and aldridge
Situated in a popular Cul-de-sac location, this well presented three bedroom mid terraced home on repr…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice