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Year 5 disposal
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0/ 100
Weak
2.23% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- 2.23% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£1,533/mo — heavily negative — needs monthly capital injection
- -10.5% 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
−£2K/mo
You top up £2K/mo
Price
£500K
No local sold comps to compare
Return · IRR
-10.5%/yr
Loses money over 5 years
Cash to get in
£196K
Deposit + fees + refurb
Return before costs on price 2.23%5-yr return on cash -45%Rent est. £928 (£850–£1,013)
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: £850–£1,013/mo · n=34
Financing
DepositYour cash in — the rest is the mortgage25% · £124,988
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 (£15,581–£29,085 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £374,962.5 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£1,533
after mortgage, operating costs & tax
Rent in£928/mo gross
£892/mo collected · £36/mo lost to voids
Where it goes
£2,031Mortgage£394Costs
Outgoings exceed rent — you top up £1,533/mo
Mortgage£2,031
Costs£394
Management£93
Maintenance£100
Insurance£40
CapEx reserve£46
Voids + council tax£11
Ltd co. accounts£104
Tax—
Shortfall−£1,533
Returns
Return before costs on price2.23%
Cash return on cash-9.37%
Gross margin£498
Cash needed£196,407
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.44
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 | £11,136 | £4,731 | £24,373 | £0 | £0 | -£17,968 | -£17,968 |
| Year 2 | £11,470 | £4,873 | £24,373 | £0 | £0 | -£17,776 | -£35,744 |
| Year 3 | £11,814 | £5,020 | £24,373 | £0 | £0 | -£17,578 | -£53,322 |
| Year 4 | £12,169 | £5,170 | £24,373 | £0 | £0 | -£17,374 | -£70,696 |
| Year 5 | £12,534 | £5,325 | £24,373 | £0 | £0 | -£17,164 | -£87,860 |
Disposal gain (gross)-£24,684
CGT£0
Net Disposal proceeds£538,186
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingUnknown
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
from listing
Band E
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£6k–£12k
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 profileMixed demand
Tenant profilelikely cohortWR6 5RT · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Birmingham · 41.9 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
2-bed · 2-bath · 1506 sqft
£38k–£73k
£ per sqft
building cost only
£25–£49
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£10,542–£19,578
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£16,566–£31,626
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history150d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£337,500 in 2020 → £499,950 asking
+48.1%in 6y
- 2020£337,500—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Rent it out wins — -£1,533/mo · level with Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| ⭐ Rent it out | 2.23% | -£1,533 | £196,407 | -44.7% | Low | Feasible |
| Housing-benefit rent | 1.68% | -£1,771 | £196,407 | -51.9% | Med | Feasible |
| Council lease | 1.68% | -£1,612 | £196,407 | -48.5% | Low | Feasible |
| Refurb & refinance | 2.23% | -£1,533 | £229,714 | -38.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£244 | £571,180 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Worcester South · cap £698/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Worcester South
- LHA monthly cap:
- £698
- Scheme type:
- other
- Premium:
- +0% premium over LHA cap
- 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
+£463/mo cash flow vs Rent it out if converted to Rent by the room
5.76% Return before costs on price converted vs 2.23% as-is
As-is Rent it out
Monthly profit-£1,403
Return before costs on price2.23%
Cash needed£136,886
If converted to Rent by the room
Monthly profit-£940
Return before costs on price5.76%
Cash needed£152,886
Δ vs Rent it out Monthly profit+£463
Show conversion detail
Cannot Rent by the room:Only 2 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Conversion cost estimate
£40,000
Range: £34,000 – £48,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£72,750–£136,070full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£6,024–£10,542
- Replumb£4,518–£9,036
- Windows£15,060–£27,108
- Paint + decor£10,542–£19,578
- Flooring£16,566–£31,626
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
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodBroadwas CofE Aided Primary SchoolPrimary · Voluntary aided school · WR6 5NE
- Not ratedHidelow Grange SchoolNot applicable · Other independent school · WR6 5AH
- Not ratedOur Place SchoolNot applicable · Other independent special school · WR6 5JE
- Not ratedBrockhampton Primary SchoolPrimary · Academy converter · WR6 5TD
- Not ratedSuckley Primary SchoolPrimary · Academy converter · WR6 5DE
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£11,136
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£18,396
Exit costs
Projected sale price (5y · 2%/yr growth)£551,985
Capital gain (pre-CGT)£52,035
Sale costs (~2.5%)£13,800
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-£87,860
Rates as of Oct 2024
Acquisition costs
£196,407cash neededPurchase price£499,950
Deposit (25%)£124,988
Stamp duty+5% additional-property surcharge£39,995
Refurb£20,775
Legal + survey£2,150
Mortgage fees£8,499
Total cash neededdeposit + costs (loan covers the rest)£196,407
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Set within the hills of Whitbourne, Meadow View is a beautifully presented modern home offering a stunning green outlook, exceptional kerb appeal, and an interior finished to a high standard.
Stepping into the property, the entrance hallway provides access to the ground floor space. Positioned at the front of the home, the lounge is complete with spotlighting and a bespoke media wall with integrated speakers and space for a 55-inch TV.
At the heart of the home is the impres…
Floor plans
Listing metarightmove · Arden Estates
About this listing
150 days · RightmovePrice history
5-year price trend
Monthly profit
−£1,533
Cash needed
£196K
Return after costs
-9.37%
IRR
-10.49%
Listed 150d ago
MEADOW VIEW, WHITBOURNE, WORCESTER, WR6 5RT
detached · 2 bed · 2 bath · 1,506 sqft
£499,950
est £928 · 2.23% gross
1 / 19
0/100
Marginal
2.23% — verify the rent + comps locally.
2.23% Return before costs — around the area average for this property type.
Monthly profit −£1,533/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£500K
Return before costs
2.23%
est rent £928/monot enough comparablesRange £850–£1,013/mo (Q1–Q3)
Bedrooms
2
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: £850–£1,013/mo · n=34
Financing
DepositYour cash in — the rest is the mortgage25% · £124,988
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 (£15,581–£29,085 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £374,962.5 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£1,533
after mortgage, operating costs & tax
Rent in£928/mo gross
£892/mo collected · £36/mo lost to voids
Where it goes
£2,031Mortgage£394Costs
Outgoings exceed rent — you top up £1,533/mo
Mortgage£2,031
Costs£394
Management£93
Maintenance£100
Insurance£40
CapEx reserve£46
Voids + council tax£11
Ltd co. accounts£104
Tax—
Shortfall−£1,533
Returns
Return before costs on price2.23%
Cash return on cash-9.37%
Gross margin£498
Cash needed£196,407
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.44
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Worcester South · cap £698/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Worcester South
- LHA monthly cap:
- £698
- Scheme type:
- other
- Premium:
- +0% premium over LHA cap
- 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 | £11,136 | £4,731 | £24,373 | £0 | £0 | -£17,968 | -£17,968 |
| Year 2 | £11,470 | £4,873 | £24,373 | £0 | £0 | -£17,776 | -£35,744 |
| Year 3 | £11,814 | £5,020 | £24,373 | £0 | £0 | -£17,578 | -£53,322 |
| Year 4 | £12,169 | £5,170 | £24,373 | £0 | £0 | -£17,374 | -£70,696 |
| Year 5 | £12,534 | £5,325 | £24,373 | £0 | £0 | -£17,164 | -£87,860 |
Rent by the room upside
What we verified
3207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
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 let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£4,875
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£87,860
Acquisition costs
25% deposit£124,988
Stamp duty£39,995
Refurb£20,775
Legal + survey£2,150
Mortgage + broker£8,499
Cash needed£196,407
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 copyRightmove
Set within the hills of Whitbourne, Meadow View is a beautifully presented modern home offering a stunning green outlook, exceptional kerb appeal, and an interior finished to a high standard.
Stepping into the property, the entrance hallway provides access to the ground floor space. Positioned at the front of the home, the lounge is complete with spotlighting and a bespoke media wall with integrated speakers and space for a 55-inch TV.
At the heart of the home is the impres…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice