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Year 5 disposal
BMV -3%
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84/ 100
Strong
12.04% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 8.46% return before costs — above-market
- 12.0% Rent by the room return before costs (net 5.90% after CapEx + bills) — conversion play
- Priced below market -3% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.
- EPC band not stated — verify the certificate before offering (2030 MEES minimum is band C).
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£49/mo
Barely breaks even each month
Price vs market
Below market value
-3% vs 12 sold · interior unseen
Return · IRR
1.3%/yr
Modest annualised return
Cash left in
£79K
Stays in after refinancing at value
Price £145KCash to buy £83KReturn before costs on price · Rent by the room 12.04%5-yr return on cash 8%Rent est. £1,022 (£1,025–£1,019)
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: £1,025–£1,019/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £36,250
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 (£25,448–£47,503 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £108,750 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 sub-£200K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£49
after mortgage, operating costs & tax
Rent in£1,022/mo gross
£983/mo collected · £39/mo lost to voids
Where it goes
£589Mortgage£334Costs
£49/mo left as profit · 5% of rent kept
Mortgage£589
Costs£334
Management£102
Maintenance£50
Insurance£20
CapEx reserve£51
Voids + council tax£6
Ltd co. accounts£104
Tax£11
Profit+£49
Returns
Return before costs on price8.46%
Cash return on cash0.71%
Gross margin£649
Cash needed£82,706
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.67
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £12,264 | £4,003 | £7,069 | £0 | £227 | £966 | £966 |
| Year 2 | £12,632 | £4,123 | £7,069 | £0 | £274 | £1,166 | £2,132 |
| Year 3 | £13,011 | £4,246 | £7,069 | £0 | £322 | £1,374 | £3,506 |
| Year 4 | £13,401 | £4,374 | £7,069 | £0 | £372 | £1,587 | £5,093 |
| Year 5 | £13,803 | £4,505 | £7,069 | £0 | £424 | £1,806 | £6,898 |
Disposal gain (gross)-£32,192
CGT£0
Net Disposal proceeds£156,089
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 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 ratingUnknown
EPC& 2030 deadlineEPC register
EPC band not available in the listing. The 2030 MEES minimum is band C — verify the certificate before offering.
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 cohortWS2 7LB · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Birmingham City · 15.3 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 · 1-bath · 990 sqft
£25k–£49k
£ per sqft
building cost only
£25–£49
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,930–£12,870
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,890–£20,790
Guide rates · UK May 2026 · sqft auto-estimated from beds
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 history84d on marketno cuts yet
Strategy matrix
Council lease wins — +£85/mo · £37/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 8.46% | +£49 | £82,706 | 8.3% | Low | Feasible |
| Housing-benefit rent | 6.19% | -£212 | £82,706 | -9.3% | Med | Feasible |
| ⭐ Council lease | 8.46% | +£85 | £82,706 | 8.7% | Low | Feasible |
| Refurb & refinance | 8.46% | +£49 | £103,528 | 6.7% | Med | Feasible |
| Short-stay let / Airbnb | 11.35% | +£13 | £82,706 | 3.3% | High | Feasible |
| Buy, improve & sell | 0.00% | -£174 | £201,853 | -13% | Med | Feasible |
| Rent by the room | 12.04% | -£755 | £117,706 | -32.9% | — | 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
£126/night ADR
Based on 101 short-let comps nearby
Rent by the room conversion upside
+£313/mo cash flow vs Rent it out if converted to Rent by the room
19.86% Return before costs on price converted vs 8.46% as-is
🔓 +1 bedroom potential
medium confidenceUnlocks ~£5,820/yr extra rent
3 → 4 lettable rooms · ~7.1% 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 69 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms (0 double, 1 single); sized to Walsall adopted standard (6.51/11 m²; Minimum HMO Standards Walsall (February 2018)); adds ~£485/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); Walsall runs partial additional HMO licensing — a licence is likely required even below 5 occupants (check scheme area); Article 4 — planning permission needed
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
3 → 4 bed HMOuplift 8.46% → 7.09%
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)
2× Double @ £565/mo1× Single @ £325/mo
≈ £1,455/mo gross room income
As-is Rent it out
Monthly profit+£49
Return before costs on price8.46%
Cash needed£48,148
If converted to Rent by the room
Monthly profit+£361
Return before costs on price19.86%
Cash needed£64,148
Δ vs Rent it out Monthly profit+£313
+1 room (4 total)
Monthly profit+£92
Return before costs on price16.06%
Cash needed£74,148
Extra rent+£485/mo
Show conversion detail
Conversion cost estimate
£52,800
Range: £46,200 – £61,600
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.
£46,190–£87,000full refurb + room split
⚠️ Capped at 60% of £145,000 asking (£87,000). Raw model: £56,030–£105,535. Verify with a surveyor before offering.
What's in this cost
- Kitchen£7,568–£15,135
- 1 × bathroom£5,070–£9,295
- Rewire£3,627–£6,348
- Replumb£2,720–£5,441
- Windows£9,068–£16,323
- Paint + decor£7,254–£13,602
- Flooring£10,882–£20,857
Based on 78 HMO comps within 1.9 km
Comparables
sold within 0.5 miWide · CV 19.0%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 & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodBloxwich AcademyAll-through · Academy sponsor led · WS2 7NR
- GoodMary Elliot AcademyNot applicable · Academy special sponsor led · WS2 7DQ
- Not ratedOld Hall SchoolNot applicable · Community special school · WS2 7LU
- Not ratedRyecroft SchoolNot applicable · Other independent special school · WS2 7AN
- Not ratedNorth Walsall Primary AcademyPrimary · Academy sponsor led · WS2 7BH
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£12,264
Section 24 credit£0
Annual tax due£227
Post-tax Monthly profit annual£494
Exit costs
Projected sale price (5y · 2%/yr growth)£160,092
Capital gain (pre-CGT)£15,092
Sale costs (~2.5%)£4,002
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£6,898
Rates as of Oct 2024
Acquisition costs
£82,706cash neededPurchase price£145,000
Deposit (25%)£36,250
Stamp duty+5% additional-property surcharge£7,650
Refurb£33,931
Legal + survey£1,700
Mortgage fees£3,175
Total cash neededdeposit + costs (loan covers the rest)£82,706
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
THREE BEDROOM TERRACENO CHAINFITTED KITCHENFITTED BATHROOMCLOSE TO ALL LOCAL AMENITIESCLOSE TO THE M6PERFECT FIRST TIME BUYVIEWING ESSENTIAL
Webbs Estate Agents are delighted to present this three-bedroom terrace house located on Murdock Way in Walsall. This property is an excellent opportunity for those looking to invest in a home that requires modernisation, allowing you to put your personal touch on it. Situated in a prime location, the house is conveniently close to a va…
Floor plans
Nearby active comparables1 rental
Comparable rentals
WS2 · same beds + typeMedian nearby: £1,100/mo · 1 of 1 already let+£78 vs our est
- Hospital Street, Walsall, WS2Let3b£1,100/moMay 2026
Other deals nearby
WS2 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Webbs Estate Agents
About this listing
84 days · RightmovePrice history
5-year price trend
Monthly profit
+£49
Cash needed
£83K
Return after costs
0.71%
IRR
1.29%
Listed 84d ago
Murdock Way, Walsall
terraced · 3 bed · 1 bath
£145,000
est £1,022 · 8.46% gross
Chain free
Priced below market
1 / 28
84/100
Strong
12.04% Rent by the room strategy — market rent unverified, verify locally.
Priced below market -3% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.46% Return before costs — above-market
12.0% Rent by the room Return before costs — conversion play
Chain free
Price
£145K
3% below sold comps
Return before costs (best)
12.04%
Rent by the room
Bedrooms
3
1 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: £1,025–£1,019/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £36,250
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 (£25,448–£47,503 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £108,750 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 sub-£200K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£49
after mortgage, operating costs & tax
Rent in£1,022/mo gross
£983/mo collected · £39/mo lost to voids
Where it goes
£589Mortgage£334Costs
£49/mo left as profit · 5% of rent kept
Mortgage£589
Costs£334
Management£102
Maintenance£50
Insurance£20
CapEx reserve£51
Voids + council tax£6
Ltd co. accounts£104
Tax£11
Profit+£49
Returns
Return before costs on price8.46%
Cash return on cash0.71%
Gross margin£649
Cash needed£82,706
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.67
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £12,264 | £4,003 | £7,069 | £0 | £227 | £966 | £966 |
| Year 2 | £12,632 | £4,123 | £7,069 | £0 | £274 | £1,166 | £2,132 |
| Year 3 | £13,011 | £4,246 | £7,069 | £0 | £322 | £1,374 | £3,506 |
| Year 4 | £13,401 | £4,374 | £7,069 | £0 | £372 | £1,587 | £5,093 |
| Year 5 | £13,803 | £4,505 | £7,069 | £0 | £424 | £1,806 | £6,898 |
Rent by the room upside
What we verified
5007
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▾
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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 19.0%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,414
Annual rental tax£137
CGT yr 5£0 · company level
5y net total£6,898
Acquisition costs
25% deposit£36,250
Stamp duty£7,650
Refurb£33,931
Legal + survey£1,700
Mortgage + broker£3,175
Cash needed£82,706
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 TERRACENO CHAINFITTED KITCHENFITTED BATHROOMCLOSE TO ALL LOCAL AMENITIESCLOSE TO THE M6PERFECT FIRST TIME BUYVIEWING ESSENTIAL
Webbs Estate Agents are delighted to present this three-bedroom terrace house located on Murdock Way in Walsall. This property is an excellent opportunity for those looking to invest in a home that requires modernisation, allowing you to put your personal touch on it. Situated in a prime location, the house is conveniently close to a va…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice