-14.1% 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
+35% vs 12 sold
Return · IRR
-14.1%/yr
Loses money over 5 years
Cash to get in
£119K
Deposit + fees + refurb
Price £300KReturn before costson price · Rent by the room8.91%5-yr return on cash -58%Rent est. £2,168 (£1,812–£2,594)
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).
Listing seen …
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
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: £1,812–£2,594/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £75,000
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£11,408–£21,294 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £225,000 loan + £1,000 booking fee
Running costs
Management10%
0%20%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £200K–£400K
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
£26,724
£25,511
£15,075
£0
£0
-£13,862
-£13,862
Year 2
£27,526
£26,276
£15,075
£0
£0
-£13,825
-£27,687
Year 3
£28,351
£27,064
£15,075
£0
£0
-£13,788
-£41,474
Year 4
£29,202
£27,876
£15,075
£0
£0
-£13,749
-£55,223
Year 5
£30,078
£28,712
£15,075
£0
£0
-£13,709
-£68,932
Year 5 disposal
Disposal gain (gross)-£14,416
CGT£0
Net Disposal proceeds£322,944
What we verified
What we verified
12 total · click to expand
51065 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreeholdTenure & planningFreehold
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
Blocked — over-concentration25% likely
Confidence: medium
•Article 4 direction applies — planning permission required for C3->C4 HMO
•BLOCK: HMO concentration ~11.0% within 100m would exceed the 10% policy threshold (11 known HMOs nearby)
•local council HMO approval rate 78% (179 decisions)
•WATCH: 1 pending HMO application(s) within 100m could raise concentration before completion
•this council refuses HMOs that would sandwich a family home between two HMOs — check both adjoining properties
•NO licensed-HMO register published by this council — the count below reflects granted planning decisions only and materially understates actual HMO density
⚠ Rent by the room saturation — likely over policy
≈11% within 100 m vs 10% policy
11 known HMOs within 100 m
1 pending HMO application nearby
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 — city-wide
Rates as of May 2026
Building condition
Energy ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing description
Band 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
Cladding safety certificateNot stated on the listingHeritageNot 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.
Total cash neededdeposit + costs (loan covers the rest)£118,860
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
*Tenancy agreements signed for next academic year* 4 Bedrooms HMO near to the University of Warwick in Coventry, this semi-detached house offers a comfortable living space with four bedrooms, two bathrooms, and one reception room. The property is furnished and features a modern kitchen equipped with a fridge freezer, microwave, and washing machine. The gas central heating combi boiler ensures efficient heating throughout the home.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.67% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£300K
35% above sold comps
Return before costs (best)
8.91%
Rent by the room
Bedrooms
4
2 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
Each tab prefills
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
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: £1,812–£2,594/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £75,000
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£11,408–£21,294 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £225,000 loan + £1,000 booking fee
Running costs
Management10%
0%20%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £200K–£400K
Housing-benefit (LHA) scheme detailBRMA Coventry · cap £997/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Coventry
LHA monthly cap:
£997
Scheme type:
nominee
Premium:
+1000% premium over LHA cap
Typical lease:
0 years lease
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
£26,016
£6,374
£14,625
£0
£953
£4,064
£4,064
Year 2
£26,796
£6,565
£14,625
£0
£1,065
£4,541
£8,605
Year 3
£27,600
£6,762
£14,625
£0
£1,181
£5,032
£13,638
Year 4
£28,428
£6,965
£14,625
£0
£1,299
£5,539
£19,177
Year 5
£29,281
£7,174
£14,625
£0
£1,422
£6,060
£25,238
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)4 bd
Conversion£1,000
If converted
Gross / mo£2,227
Gross Rent by the room yield8.91%
What we verified
12 total
5106
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedAlready licensed
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
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
Area3▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 mi
Wide · CV 43.6%Med confidence
Loading nearby sold…
Location & transport
Score 100/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,925
Annual rental tax£763
CGT yr 5£0 · company level
5y net total£25,238
Acquisition costs
£118K
25% deposit£75,000
Stamp duty£20,000
Refurb£15,210
Legal + survey£2,150
Mortgage + broker£5,500
Cash needed£117,860
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyRightmove
*Tenancy agreements signed for next academic year* 4 Bedrooms HMO near to the University of Warwick in Coventry, this semi-detached house offers a comfortable living space with four bedrooms, two bathrooms, and one reception room. The property is furnished and features a modern kitchen equipped with a fridge freezer, microwave, and washing machine. The gas central heating combi boiler ensures efficient heating throughout the home.