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Year 5 disposal
⊞ View all 13
7/ 100
Weak
7.01% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£214/mo — significantly negative — real recurring drain
- -2.3% 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
−£214/mo
You top up £214/mo
Price
£265K
No local sold comps to compare
Return · IRR
-2.3%/yr
Loses money over 5 years
Cash to get in
£105K
Deposit + fees + refurb
Return before costs on price · Rent by the room 7.01%5-yr return on cash -6%Rent est. £1,265 (£1,146–£1,396)
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
Buy-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: £1,146–£1,396/mo · n=24
Financing
DepositYour cash in — the rest is the mortgage25% · £66,250
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£11,516–£21,497 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £198,750 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£214
after mortgage, operating costs & tax
Rent in£1,265/mo gross
£1,216/mo collected · £49/mo lost to voids
Where it goes
£1,035Mortgage£395Costs
Outgoings exceed rent — you top up £214/mo
Mortgage£1,035
Costs£395
Management£127
Maintenance£67
Insurance£28
CapEx reserve£63
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£214
Returns
Return before costs on price5.73%
Cash return on cash-2.44%
Gross margin£821
Cash needed£105,230
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.13
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 | £15,180 | £4,745 | £12,422 | £0 | £0 | -£1,987 | -£1,987 |
| Year 2 | £15,635 | £4,887 | £12,422 | £0 | £0 | -£1,674 | -£3,661 |
| Year 3 | £16,104 | £5,034 | £12,422 | £0 | £0 | -£1,351 | -£5,012 |
| Year 4 | £16,588 | £5,185 | £12,422 | £0 | £0 | -£1,019 | -£6,031 |
| Year 5 | £17,085 | £5,341 | £12,422 | £0 | £0 | -£677 | -£6,709 |
Disposal gain (gross)-£13,738
CGT£0
Net Disposal proceeds£285,267
What we verified
What we verified
51065 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
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 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
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 cohortCV3 2HY · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Birmingham City · 31.5 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 · 2-bath · 893 sqft
£27k–£52k
£ per sqft
building cost only
£30–£59
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£6,251–£11,609
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£9,823–£18,753
Guide rates · UK May 2026
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 history150d on marketno cuts yet
Strategy matrix
Rent by the room wins — +£168/mo · £382/mo ahead of Rent it out (after room-conversion)
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 5.73% | -£214 | £105,230 | -6.4% | Low | Feasible |
| Housing-benefit rent | 3.50% | -£665 | £105,230 | -33.0% | Med | Feasible |
| Council lease | 0.00% | -£1,234 | £105,230 | -71.1% | Low | Feasible |
| Refurb & refinance | 5.73% | -£214 | £124,622 | -5.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£199 | £305,147 | 4% | Med | Feasible |
| ⭐ Rent by the room | 4.40% * | +£168 | £95,821 | — | — | Feasible |
* Rent by the room shows net yield on cost for the audited HMO conversion deal (post-conversion, after running costs) — not gross like the other rows. Its 5-yr ROI reads “—” because the audited deal is a year-one snapshot; the HMO conversion panel below shows the cash-back / payback horizon.
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
+£189/mo cash flow vs Rent it out if converted to Rent by the room
10.87% Return before costs on price converted vs 5.73% as-is
£265k → 4-bed HMO @ ~£469/room: £1,906 pcm gross, ~£1,079 pcm net (4.4% net on £295k all-in incl. ~£11k works)
medium confidence
Unlocks ~£6,196/yr extra rent
3 → 4 lettable rooms · ~4.7% gross at max
Potential, not guaranteed (subject to planning + regs). Estimate from the floorplan (kitchen size assumed) — verify room sizes against the floorplan before offering.
How we calculated this
floorplan shows 5 habitable rooms (3 beds + 2 reception(s)) in 83 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms (1 double, 0 single); sized to Coventry adopted standard (6.51/10.22 m²; Amenities and Facilities Guide for HMOs (Coventry City Council, room-size/amenity table, doc dated Nov 2020, live-linked from current site); HMO licence fee page + Oct-2025 fee-update bulletin; Additional HMO Licensing Scheme 2025-2030); adds ~£516/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); Coventry runs borough-wide additional HMO licensing — a licence is likely required even below 5 occupants
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
3 → 4 bed HMO+1 double4.4% net on cost2.11% cash-on-cashuplift 5.73% → 4.71%
Sized to Coventry's adopted HMO standards
Projections use documented assumptions (local room rates, typical conversion costs, 75% LTV at 5.5%, indicative regional valuation yields) and each council’s published HMO standards. Not financial advice. Verify room sizes, licensing and planning with the council and a surveyor before purchase.
Room mix (3 lettable rooms)
1× Double @ £540/mo1× Single @ £455/mo1× En-suite @ £555/mo
≈ £1,549/mo gross room income
As-is Rent it out
Monthly profit-£211
Return before costs on price5.73%
Cash needed£78,148
If converted to Rent by the room
Monthly profit-£22
Return before costs on price10.87%
Cash needed£94,148
Δ vs Rent it out Monthly profit+£189
+1 room (4 total)
Monthly profit-£264
Return before costs on price9.35%
Cash needed£104,148
Extra rent+£516/mo
Show conversion detail
Conversion cost estimate
£57,200
Range: £50,600 – £66,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£54,521–£102,527full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 2 × bathroom£12,300–£22,550
- Rewire£3,572–£6,251
- Replumb£2,679–£5,358
- Windows£8,930–£16,074
- Paint + decor£7,144–£13,395
- Flooring£10,716–£20,539
Based on 1313 HMO comps within 2.2 km
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodBinley Woods Primary SchoolPrimary · Community school · CV3 2QU
- GoodClifford Bridge AcademyPrimary · Academy converter · CV3 2PD
- GoodSt Bartholomew's Church of England AcademyPrimary · Academy sponsor led · CV3 2LP
- Not ratedRiverbank SchoolNot applicable · Academy special sponsor led · CV3 2QD
- Not ratedErnesford Grange Primary SchoolPrimary · Community school · CV3 2HN
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£15,180
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,571
Exit costs
Projected sale price (5y · 2%/yr growth)£292,581
Capital gain (pre-CGT)£27,581
Sale costs (~2.5%)£7,315
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-£6,709
Rates as of Oct 2024
Acquisition costs
£105,230cash neededPurchase price£265,000
Deposit (25%)£66,250
Stamp duty+5% additional-property surcharge£16,500
Refurb£15,355
Legal + survey£2,150
Mortgage fees£4,975
Total cash neededdeposit + costs (loan covers the rest)£105,230
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
FINE Homes
Nestled on Brinklow Road in the charming area of Binley is this THREE BEDROOM SEMI-DETACHED HOUSE WITH CONSERVATORY & INVITING GARDEN. This family-friendly location boasts exceptional Amenities including access to WARWICKSHIRE Retail Park, COOMBE ABBEY Country Park, COPSEWOOD Grange Golf course, fitness centres (Alan Higgs and David Lloyd), local Schools, Road/Transport links and plenty More...
Great commutability to COVENTRY University Hospital, JLR (Whitley), P…
Floor plans
Listing metarightmove · Maison Estates Ltd
About this listing
150 days · RightmovePrice history
5-year price trend
Monthly profit
−£214
Cash needed
£105K
Return after costs
-2.44%
IRR
-2.34%
Listed 150d ago
BRINKLOW Road, Coventry, CV3
semi-detached · 3 bed · 893 sqft
£265,000
est £1,265 · 5.73% gross
Chain freeEPC C
1 / 13
7/100
Marginal
7.01% Rent by the room strategy — market rent unverified, verify locally.
Chain free
Price
£265K
Return before costs (best)
7.01%
Rent by the room
Bedrooms
3
0 bath
Energy rating
C
Energy rating
Run the numbers
What-if calculator
Buy-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: £1,146–£1,396/mo · n=24
Financing
DepositYour cash in — the rest is the mortgage25% · £66,250
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£11,516–£21,497 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £198,750 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£214
after mortgage, operating costs & tax
Rent in£1,265/mo gross
£1,216/mo collected · £49/mo lost to voids
Where it goes
£1,035Mortgage£395Costs
Outgoings exceed rent — you top up £214/mo
Mortgage£1,035
Costs£395
Management£127
Maintenance£67
Insurance£28
CapEx reserve£63
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£214
Returns
Return before costs on price5.73%
Cash return on cash-2.44%
Gross margin£821
Cash needed£105,230
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.13
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 | £15,180 | £4,745 | £12,422 | £0 | £0 | -£1,987 | -£1,987 |
| Year 2 | £15,635 | £4,887 | £12,422 | £0 | £0 | -£1,674 | -£3,661 |
| Year 3 | £16,104 | £5,034 | £12,422 | £0 | £0 | -£1,351 | -£5,012 |
| Year 4 | £16,588 | £5,185 | £12,422 | £0 | £0 | -£1,019 | -£6,031 |
| Year 5 | £17,085 | £5,341 | £12,422 | £0 | £0 | -£677 | -£6,709 |
Rent by the room upside
What we verified
5106
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▾
EPCEnergy efficiency ratingC
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,484
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£6,709
Acquisition costs
25% deposit£66,250
Stamp duty£16,500
Refurb£15,355
Legal + survey£2,150
Mortgage + broker£4,975
Cash needed£105,230
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
FINE Homes
Nestled on Brinklow Road in the charming area of Binley is this THREE BEDROOM SEMI-DETACHED HOUSE WITH CONSERVATORY & INVITING GARDEN. This family-friendly location boasts exceptional Amenities including access to WARWICKSHIRE Retail Park, COOMBE ABBEY Country Park, COPSEWOOD Grange Golf course, fitness centres (Alan Higgs and David Lloyd), local Schools, Road/Transport links and plenty More...
Great commutability to COVENTRY University Hospital, JLR (Whitley), P…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice