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Year 5 disposal
BMV -2%
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34/ 100
Weak
10.50% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 10.5% Rent by the room return before costs (net 5.67% after CapEx + bills) — conversion play
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£137/mo — mildly negative — equity build may cover
- -1.7% 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
−£137/mo
You top up £137/mo
Price
£200K
Around comparable sold prices
Return · IRR
-1.7%/yr
Loses money over 5 years
Cash to get in
£81K
Deposit + fees + refurb
Return before costs on price · Rent by the room 10.50%5-yr return on cash -4%Rent est. £1,087 (£1,145–£1,032)
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–£1,032/mo · n=16
Financing
DepositYour cash in — the rest is the mortgage25% · £50,000
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 (£10,581–£19,751 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £150,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£137
after mortgage, operating costs & tax
Rent in£1,087/mo gross
£1,045/mo collected · £42/mo lost to voids
Where it goes
£813Mortgage£369Costs
Outgoings exceed rent — you top up £137/mo
Mortgage£813
Costs£369
Management£109
Maintenance£67
Insurance£28
CapEx reserve£54
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£137
Returns
Return before costs on price6.52%
Cash return on cash-2.02%
Gross margin£676
Cash needed£81,308
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.29
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 | £13,044 | £4,432 | £9,750 | £0 | £0 | -£1,138 | -£1,138 |
| Year 2 | £13,435 | £4,565 | £9,750 | £0 | £0 | -£879 | -£2,017 |
| Year 3 | £13,838 | £4,701 | £9,750 | £0 | £0 | -£613 | -£2,630 |
| Year 4 | £14,254 | £4,843 | £9,750 | £0 | £0 | -£339 | -£2,969 |
| Year 5 | £14,681 | £4,988 | £9,750 | £0 | £0 | -£57 | -£3,026 |
Disposal gain (gross)-£12,012
CGT£0
Net Disposal proceeds£215,296
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
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 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 cohortWS8 6AQ · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Birmingham City · 18.2 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 · 807 sqft
£25k–£49k
£ per sqft
building cost only
£31–£61
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£5,649–£10,491
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,877–£16,947
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 history87d on marketno cuts yet
Strategy matrix
Council lease wins — -£88/mo · £38/mo ahead of Short-stay let / Airbnb
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 6.52% | -£137 | £81,308 | -3.7% | Low | Feasible |
| Housing-benefit rent | 4.49% | -£463 | £81,308 | -28.0% | Med | Feasible |
| ⭐ Council lease | 6.52% | -£88 | £81,308 | -3.2% | Low | Feasible |
| Refurb & refinance | 6.52% | -£137 | £96,951 | -3.1% | Med | Feasible |
| Short-stay let / Airbnb | 9.47% | -£126 | £81,308 | -5.9% | High | Feasible |
| Buy, improve & sell | 0.00% | -£199 | £232,951 | 3% | Med | Feasible |
| Rent by the room | 10.50% | -£939 | £107,308 | -44.8% | — | Feasible |
Short-let (SA) context304 active short-lets nearby
Short-let market context
- 304 active short-let listings in this postcode
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
Local lettings demandby strategyLive area data
Short-stay let36% occupancy
£145/night ADR
Based on 75 short-let comps nearby
Rent by the room conversion upside
+£289/mo cash flow vs Rent it out if converted to Rent by the room
14.40% Return before costs on price converted vs 6.52% as-is
Room mix (3 lettable rooms)
3× Double @ £584/mo
≈ £1,751/mo gross room income
As-is Rent it out
Monthly profit-£102
Return before costs on price6.52%
Cash needed£61,898
If converted to Rent by the room
Monthly profit+£187
Return before costs on price14.40%
Cash needed£77,898
Δ vs Rent it out Monthly profit+£289
Show conversion detail
Conversion cost estimate
£48,400
Range: £41,800 – £57,200
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.
£51,339–£96,593full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 2 × bathroom£12,300–£22,550
- Rewire£3,228–£5,649
- Replumb£2,421–£4,842
- Windows£8,070–£14,526
- Paint + decor£6,456–£12,105
- Flooring£9,684–£18,561
Based on 92 HMO comps within 8.7 km
Comparables
sold within 0.5 miWide · CV 22.1%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 & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodSt Bernadette's Catholic Primary SchoolPrimary · Academy sponsor led · WS8 6HX
- Not ratedOgley Hay Nursery SchoolNursery · Local authority nursery school · WS8 6AU
- Not ratedMillfield Primary SchoolPrimary · Community school · WS8 6BN
- Not ratedSt James AcademyPrimary · Academy converter · WS8 6AE
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£13,044
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,639
Exit costs
Projected sale price (5y · 2%/yr growth)£220,816
Capital gain (pre-CGT)£20,816
Sale costs (~2.5%)£5,520
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-£3,026
Rates as of Oct 2024
Acquisition costs
£81,308cash neededPurchase price£200,000
Deposit (25%)£50,000
Stamp duty+5% additional-property surcharge£11,500
Refurb£14,108
Legal + survey£1,700
Mortgage fees£4,000
Total cash neededdeposit + costs (loan covers the rest)£81,308
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
THREE BEDROOM SEMI-DETACHED PROPERTY - Brownhills is ideal for families and commuters with good local schools, the High Street with its many shops, supermarkets and transport links to the M6 motorway and M6 toll road, Aldridge, Cannock, Lichfield and Walsall. For nature lovers, close by are the Brownhills Commons, the nature reserves of Chasewater and the immense Cannock Chase.
This well presented property briefly consists of; entrance hallway, lounge, fitted kitchen, separa…
Floor plans
Listing metarightmove · Goodchilds Newton Fallowell
About this listing
87 days · RightmovePrice history
5-year price trend
Monthly profit
−£137
Cash needed
£81K
Return after costs
-2.02%
IRR
-1.69%
Listed 87d ago
Great Charles Street, Walsall, WS8
semi-detached · 3 bed · 2 bath · 807 sqft
£200,000
est £1,087 · 6.52% gross
EPC D
Priced below market
1 / 20
34/100
Marginal
10.50% Rent by the room strategy — market rent unverified, verify locally.
10.5% Rent by the room Return before costs — conversion play
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£200K
2% below sold comps
Return before costs (best)
10.50%
Rent by the room
Bedrooms
3
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
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–£1,032/mo · n=16
Financing
DepositYour cash in — the rest is the mortgage25% · £50,000
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 (£10,581–£19,751 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £150,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£137
after mortgage, operating costs & tax
Rent in£1,087/mo gross
£1,045/mo collected · £42/mo lost to voids
Where it goes
£813Mortgage£369Costs
Outgoings exceed rent — you top up £137/mo
Mortgage£813
Costs£369
Management£109
Maintenance£67
Insurance£28
CapEx reserve£54
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£137
Returns
Return before costs on price6.52%
Cash return on cash-2.02%
Gross margin£676
Cash needed£81,308
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.29
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context304 active short-lets nearby
Short-let market context
- 304 active short-let listings in this postcode
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 | £13,044 | £4,432 | £9,750 | £0 | £0 | -£1,138 | -£1,138 |
| Year 2 | £13,435 | £4,565 | £9,750 | £0 | £0 | -£879 | -£2,017 |
| Year 3 | £13,838 | £4,701 | £9,750 | £0 | £0 | -£613 | -£2,630 |
| Year 4 | £14,254 | £4,843 | £9,750 | £0 | £0 | -£339 | -£2,969 |
| Year 5 | £14,681 | £4,988 | £9,750 | £0 | £0 | -£57 | -£3,026 |
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▾
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 heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 22.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,950
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£3,026
Acquisition costs
25% deposit£50,000
Stamp duty£11,500
Refurb£14,108
Legal + survey£1,700
Mortgage + broker£4,000
Cash needed£81,308
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
THREE BEDROOM SEMI-DETACHED PROPERTY - Brownhills is ideal for families and commuters with good local schools, the High Street with its many shops, supermarkets and transport links to the M6 motorway and M6 toll road, Aldridge, Cannock, Lichfield and Walsall. For nature lovers, close by are the Brownhills Commons, the nature reserves of Chasewater and the immense Cannock Chase.
This well presented property briefly consists of; entrance hallway, lounge, fitted kitchen, separa…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice