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Year 5 disposal
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Weak
10.49% 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 5.66% after CapEx + bills) — conversion play
Why to be cautious
- Monthly profit −£177/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.
- 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
−£177/mo
You top up £177/mo
Price
£250K
No local sold comps to compare
Return · IRR
-1.7%/yr
Loses money over 5 years
Cash to get in
£107K
Deposit + fees + refurb
Return before costs on price · Rent by the room 10.49%5-yr return on cash -4%Rent est. £1,287 (£1,187–£1,395)
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: £1,187–£1,395/mo · n=5
Financing
DepositYour cash in — the rest is the mortgage25% · £62,500
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 (£17,026–£31,781 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £187,500 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
-£177
after mortgage, operating costs & tax
Rent in£1,287/mo gross
£1,238/mo collected · £50/mo lost to voids
Where it goes
£1,016Mortgage£399Costs
Outgoings exceed rent — you top up £177/mo
Mortgage£1,016
Costs£399
Management£129
Maintenance£67
Insurance£28
CapEx reserve£64
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£177
Returns
Return before costs on price6.18%
Cash return on cash-1.99%
Gross margin£838
Cash needed£107,101
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.22
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 | £15,444 | £4,789 | £12,188 | £0 | £0 | -£1,533 | -£1,533 |
| Year 2 | £15,907 | £4,933 | £12,188 | £0 | £0 | -£1,213 | -£2,746 |
| Year 3 | £16,385 | £5,081 | £12,188 | £0 | £0 | -£884 | -£3,629 |
| Year 4 | £16,876 | £5,233 | £12,188 | £0 | £0 | -£545 | -£4,174 |
| Year 5 | £17,382 | £5,390 | £12,188 | £0 | £0 | -£195 | -£4,369 |
Disposal gain (gross)-£20,731
CGT£0
Net Disposal proceeds£269,120
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
Likely approvable64% 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 63% (35 decisions)
- NOTE: this council assesses HMO concentration by none, not a radius percentage — the radius figures below are indicative only
- 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
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 cohortWV10 9DD · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Birmingham City · 21.2 km
Reason
4-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
4-bed · 2-bath · 1170 sqft
£32k–£62k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£8,190–£15,210
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,870–£24,570
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 history85d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£68,000 in 2000 → £250,000 asking
+267.6%in 26y
- 2000£68,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Council lease wins — +£6/mo · £184/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 | 6.18% | -£177 | £107,101 | -4.1% | Low | Feasible |
| Housing-benefit rent | 4.43% | -£534 | £107,101 | -24.0% | Med | Feasible |
| ⭐ Council lease | 6.18% | +£6 | £107,101 | 3.2% | Low | Feasible |
| Refurb & refinance | 6.18% | -£177 | £128,681 | -3.4% | Med | Feasible |
| Short-stay let / Airbnb | 2.40% | -£991 | £107,101 | -55.2% | High | Feasible |
| Buy, improve & sell | 0.00% | -£199 | £298,931 | 1% | Med | Feasible |
| Rent by the room | 10.49% | -£1,108 | £141,101 | -39.7% | — | Feasible |
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Black Country · cap £922/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Black Country
- LHA monthly cap:
- £922
- Scheme type:
- PSL
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
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 let21% occupancy
£79/night ADR
Based on 6 short-let comps nearby
Rent by the room conversion upside
+£164/mo cash flow vs Rent it out if converted to Rent by the room
11.52% Return before costs on price converted vs 6.18% as-is
🔓 +4 bedrooms potential
medium confidenceUnlocks ~£26,232/yr extra rent
4 → 8 lettable rooms · ~9.0% 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 9 habitable rooms (4 beds + 5 reception(s)); convert 4 spare room(s) to bedrooms, keeping one reception as the lounge → up to 8 lettable rooms; sized to Wolverhampton adopted standard (6.51/11 m²; Landlords Guide to Amenity and Space Standards for HMOs (City of Wolverhampton Council, amended Jul 2018) - 'Shared houses type accommodation' table; HMO licence fee page (updated 15 Dec 2025)); adds ~£2,186/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); large HMO (7+ residents) is sui generis — planning permission required; mandatory HMO licence (5+ persons, England); 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.
4 → 8 bed HMOuplift 6.18% → 9.02%
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 (4 lettable rooms)
2× Double @ £550/mo1× Single @ £496/mo1× En-suite @ £590/mo
≈ £2,186/mo gross room income
As-is Rent it out
Monthly profit-£135
Return before costs on price6.18%
Cash needed£74,398
If converted to Rent by the room
Monthly profit+£29
Return before costs on price11.52%
Cash needed£90,398
Δ vs Rent it out Monthly profit+£164
+4 rooms (8 total)
Monthly profit+£1,184
Return before costs on price20.99%
Cash needed£130,398
Extra rent+£2,186/mo
Show conversion detail
Conversion cost estimate
£28,600
Range: £22,000 – £37,400
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 64% 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 63% (35 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.
£69,580–£130,610full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 2 × bathroom£12,300–£22,550
- Rewire£5,200–£9,100
- Replumb£3,900–£7,800
- Windows£13,000–£23,400
- Paint + decor£10,400–£19,500
- Flooring£15,600–£29,900
Based on 498 HMO comps within 3.5 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
Wolverhampton 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 & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- OutstandingBushbury Lane AcademyPrimary · Academy sponsor led · WV10 9TR
- OutstandingWhitgreave Primary SchoolPrimary · Community school · WV10 9JP
- Not ratedLow Hill Nursery SchoolNursery · Local authority nursery school · WV10 9JN
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£15,444
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,127
Exit costs
Projected sale price (5y · 2%/yr growth)£276,020
Capital gain (pre-CGT)£26,020
Sale costs (~2.5%)£6,901
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-£4,369
Rates as of Oct 2024
Acquisition costs
£107,101cash neededPurchase price£250,000
Deposit (25%)£62,500
Stamp duty+5% additional-property surcharge£15,000
Refurb£22,701
Legal + survey£2,150
Mortgage fees£4,750
Total cash neededdeposit + costs (loan covers the rest)£107,101
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Much extended family home, situated in the popular residential area of Bushbury, offers buyers four bedrooms, large kitchen, multi-purpose living style, with office space and four reception rooms over three floors.
The opportunity to enjoy comfortable family life in one of North Wolverhampton's most well-connected neighbourhoods. Perfectly positioned for families, professionals and commuters alike, the home enjoys easy access to schools, shopping, green spaces and major tran…
Floor plans
Listing metarightmove · Billingham & Co, Powered by eXp UK
About this listing
85 days · RightmovePrice history
5-year price trend
Monthly profit
−£177
Cash needed
£107K
Return after costs
-1.99%
IRR
-1.68%
Listed 85d ago
10, SANDMERE RISE, WOLVERHAMPTON, WV10 9DD
semi-detached · 4 bed · 2 bath
£250,000
est £1,287 · 6.18% gross
1 / 13
22/100
Marginal
10.49% Rent by the room strategy — market rent unverified, verify locally.
10.5% Rent by the room Return before costs — conversion play
Price
£250K
Return before costs (best)
10.49%
Rent by the room
Bedrooms
4
2 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: £1,187–£1,395/mo · n=5
Financing
DepositYour cash in — the rest is the mortgage25% · £62,500
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 (£17,026–£31,781 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £187,500 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
-£177
after mortgage, operating costs & tax
Rent in£1,287/mo gross
£1,238/mo collected · £50/mo lost to voids
Where it goes
£1,016Mortgage£399Costs
Outgoings exceed rent — you top up £177/mo
Mortgage£1,016
Costs£399
Management£129
Maintenance£67
Insurance£28
CapEx reserve£64
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£177
Returns
Return before costs on price6.18%
Cash return on cash-1.99%
Gross margin£838
Cash needed£107,101
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.22
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Black Country · cap £922/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Black Country
- LHA monthly cap:
- £922
- Scheme type:
- PSL
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
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 | £15,444 | £4,789 | £12,188 | £0 | £0 | -£1,533 | -£1,533 |
| Year 2 | £15,907 | £4,933 | £12,188 | £0 | £0 | -£1,213 | -£2,746 |
| Year 3 | £16,385 | £5,081 | £12,188 | £0 | £0 | -£884 | -£3,629 |
| Year 4 | £16,876 | £5,233 | £12,188 | £0 | £0 | -£545 | -£4,174 |
| Year 5 | £17,382 | £5,390 | £12,188 | £0 | £0 | -£195 | -£4,369 |
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,438
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£4,369
Acquisition costs
25% deposit£62,500
Stamp duty£15,000
Refurb£22,701
Legal + survey£2,150
Mortgage + broker£4,750
Cash needed£107,101
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
Much extended family home, situated in the popular residential area of Bushbury, offers buyers four bedrooms, large kitchen, multi-purpose living style, with office space and four reception rooms over three floors.
The opportunity to enjoy comfortable family life in one of North Wolverhampton's most well-connected neighbourhoods. Perfectly positioned for families, professionals and commuters alike, the home enjoys easy access to schools, shopping, green spaces and major tran…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice