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Year 5 disposal
⊞ View all 28
16/ 100
Weak
5.50% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£444/mo — significantly negative — real recurring drain
- -2.7% 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
−£444/mo
You top up £444/mo
Price vs market
Above comparable sales
+109% vs 12 sold
Return · IRR
-2.7%/yr
Loses money over 5 years
Cash to get in
£264K
Deposit + fees + refurb
Price £660KReturn before costs on price 5.50%5-yr return on cash -4%Rent est. £3,026 (£2,460–£3,722)
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: £2,460–£3,722/mo · n=12
Financing
DepositYour cash in — the rest is the mortgage25% · £165,000
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 (£21,599–£40,317 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £495,000 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 £400K+
Maintenance (£/mo)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£444
after mortgage, operating costs & tax
Rent in£3,026/mo gross
£2,910/mo collected · £116/mo lost to voids
Where it goes
£2,681Mortgage£673Costs
Outgoings exceed rent — you top up £444/mo
Mortgage£2,681
Costs£673
Management£303
Maintenance£67
Insurance£40
CapEx reserve£151
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£444
Returns
Return before costs on price5.50%
Cash return on cash-2.02%
Gross margin£2,237
Cash needed£263,598
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.09
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 | £36,312 | £8,074 | £32,175 | £0 | £0 | -£3,937 | -£3,937 |
| Year 2 | £37,401 | £8,317 | £32,175 | £0 | £0 | -£3,090 | -£7,027 |
| Year 3 | £38,523 | £8,566 | £32,175 | £0 | £0 | -£2,218 | -£9,245 |
| Year 4 | £39,679 | £8,823 | £32,175 | £0 | £0 | -£1,319 | -£10,564 |
| Year 5 | £40,869 | £9,088 | £32,175 | £0 | £0 | -£393 | -£10,957 |
Disposal gain (gross)-£37,222
CGT£0
Net Disposal proceeds£710,476
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 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 cohortWV7 3BH · 5 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Birmingham · 31.1 km
Reason
5-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
5-bed · 4-bath · 2152 sqft
£56k–£108k
£ per sqft
building cost only
£26–£50
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 4 × bathroom · Full strip + retile£13,300–£26,600
- Paint + decor£15,064–£27,976
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£23,672–£45,192
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingMandatory
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Mandatory
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 history128d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£280,000 in 2018 → £660,000 asking
+135.7%in 8y
- 2018£280,000+300.0% in 16y
- 2002£70,000—
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 — -£444/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 | 5.50% | -£444 | £263,598 | -4.2% | Low | Feasible |
| Housing-benefit rent | 1.77% | -£2,176 | £263,598 | -47.0% | Med | Feasible |
| Council lease | 0.00% | -£2,892 | £263,598 | -66.1% | Low | Feasible |
| Refurb & refinance | 5.50% | -£444 | £308,117 | -3.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£211 | £759,217 | 4% | Med | Feasible |
| Rent by the room | 4.42% | -£2,901 | £305,598 | -53.2% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Shropshire · cap £972/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Shropshire
- LHA monthly cap:
- £972
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
-£1,240/mo cash flow vs Rent it out if converted to Rent by the room
4.36% Return before costs on price converted vs 5.50% as-is
Room mix (5 lettable rooms)
5× Double @ £486/mo
≈ £2,430/mo gross room income
As-is Rent it out
Monthly profit-£325
Return before costs on price5.50%
Cash needed£176,898
If converted to Rent by the room
Monthly profit-£1,565
Return before costs on price4.36%
Cash needed£192,898
Δ vs Rent it out Monthly profit-£1,240
Show conversion detail
Conversion cost estimate
£3,300
Range: £2,200 – £5,500
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£113,404–£211,948full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 4 × bathroom£24,600–£45,100
- Rewire£8,608–£15,064
- Replumb£6,456–£12,912
- Windows£21,520–£38,736
- Paint + decor£17,216–£32,280
- Flooring£25,824–£49,496
Based on 4 HMO comps within 1.5 km
Comparables
sold within 0.5 miWide · CV 31.2%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score70 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- Not ratedBirchfield SchoolNot applicable · Other independent school · WV7 3AF
- Not ratedThe Gables Learning CentreNot applicable · Other independent special school · WV7 3AG
- Not ratedAlbrighton Primary School & NurseryPrimary · Academy converter · WV7 3QS
- Not ratedSt Mary's CofE Primary SchoolPrimary · Voluntary controlled school · WV7 3DS
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£36,312
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£5,334
Exit costs
Projected sale price (5y · 2%/yr growth)£728,693
Capital gain (pre-CGT)£68,693
Sale costs (~2.5%)£18,217
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-£10,957
Rates as of Oct 2024
Acquisition costs
£263,598cash neededPurchase price£660,000
Deposit (25%)£165,000
Stamp duty+5% additional-property surcharge£56,000
Refurb£28,798
Legal + survey£2,900
Mortgage fees£10,900
Total cash neededdeposit + costs (loan covers the rest)£263,598
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
* Bumble Cottage * A stunning and beautifully extended five-bedroom semi-detached property, situated behind gates, on the outskirts of the vibrant Shropshire village of Albrighton * Welcoming entrance hall * Snug with front-facing window and fitted bookshelves * Impressive open-plan kitchen/diner featuring a high-quality fitted kitchen with two built-in Bosch ovens, Neff hob, integrated appliances, and a large island unit with double sink and mixer tap * Oak-framed dining are…
Floor plans
Nearby active comparables5 deals
Comparable rentals
WV7 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metarightmove · Peter James Property Partnership
About this listing
128 days · RightmovePrice history
5-year price trend
Monthly profit
−£444
Cash needed
£264K
Return after costs
-2.02%
IRR
-2.71%
Listed 128d ago
Patshull Road, Albrighton, Wolverhampton
cottage · 5 bed · 4 bath · 2,152 sqft
£660,000
est £3,026 · 5.50% gross
EPC D
1 / 28
16/100
Marginal
5.50% — verify the rent + comps locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£660K
109% above sold comps
Return before costs
5.50%
est rent £3,026/monot enough comparablesRange £2,460–£3,722/mo (Q1–Q3)
Bedrooms
5
4 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 (£)
Local comp range: £2,460–£3,722/mo · n=12
Financing
DepositYour cash in — the rest is the mortgage25% · £165,000
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 (£21,599–£40,317 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £495,000 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 £400K+
Maintenance (£/mo)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£444
after mortgage, operating costs & tax
Rent in£3,026/mo gross
£2,910/mo collected · £116/mo lost to voids
Where it goes
£2,681Mortgage£673Costs
Outgoings exceed rent — you top up £444/mo
Mortgage£2,681
Costs£673
Management£303
Maintenance£67
Insurance£40
CapEx reserve£151
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£444
Returns
Return before costs on price5.50%
Cash return on cash-2.02%
Gross margin£2,237
Cash needed£263,598
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.09
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Shropshire · cap £972/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Shropshire
- LHA monthly cap:
- £972
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 | £36,312 | £8,074 | £32,175 | £0 | £0 | -£3,937 | -£3,937 |
| Year 2 | £37,401 | £8,317 | £32,175 | £0 | £0 | -£3,090 | -£7,027 |
| Year 3 | £38,523 | £8,566 | £32,175 | £0 | £0 | -£2,218 | -£9,245 |
| Year 4 | £39,679 | £8,823 | £32,175 | £0 | £0 | -£1,319 | -£10,564 |
| Year 5 | £40,869 | £9,088 | £32,175 | £0 | £0 | -£393 | -£10,957 |
Rent by the room upside
What we verified
5106
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedMandatory
TenureTenure typeFreehold
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 heuristicRent by the room / sharers
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 31.2%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£6,435
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£10,957
Acquisition costs
25% deposit£165,000
Stamp duty£56,000
Refurb£28,798
Legal + survey£2,900
Mortgage + broker£10,900
Cash needed£263,598
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
* Bumble Cottage * A stunning and beautifully extended five-bedroom semi-detached property, situated behind gates, on the outskirts of the vibrant Shropshire village of Albrighton * Welcoming entrance hall * Snug with front-facing window and fitted bookshelves * Impressive open-plan kitchen/diner featuring a high-quality fitted kitchen with two built-in Bosch ovens, Neff hob, integrated appliances, and a large island unit with double sink and mixer tap * Oak-framed dining are…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice