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Year 5 disposal
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84/ 100
Strong
10.91% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 8.54% return before costs — above-market
- 10.9% Rent by the room return before costs (net 5.40% after CapEx + bills) — conversion play
- 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
+£83/mo
Barely breaks even each month
Price
£200K
No local sold comps to compare
Return · IRR
1.4%/yr
Modest annualised return
Cash to get in
£140K
Deposit + fees + refurb
Return before costs on price · Rent by the room 10.91%5-yr return on cash 8%Rent est. £1,424 (£1,209–£1,677)
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: £1,209–£1,677/mo · n=12
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 (£54,609–£101,937 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
+£83
after mortgage, operating costs & tax
Rent in£1,424/mo gross
£1,369/mo collected · £55/mo lost to voids
Where it goes
£813Mortgage£454Costs
£83/mo left as profit · 6% of rent kept
Mortgage£813
Costs£454
Management£142
Maintenance£100
Insurance£28
CapEx reserve£71
Voids + council tax£8
Ltd co. accounts£104
Tax£20
Profit+£83
Returns
Return before costs on price8.54%
Cash return on cash0.71%
Gross margin£915
Cash needed£140,012
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.69
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 | £17,088 | £5,447 | £9,750 | £0 | £359 | £1,532 | £1,532 |
| Year 2 | £17,601 | £5,610 | £9,750 | £0 | £426 | £1,815 | £3,347 |
| Year 3 | £18,129 | £5,778 | £9,750 | £0 | £494 | £2,106 | £5,453 |
| Year 4 | £18,673 | £5,952 | £9,750 | £0 | £564 | £2,407 | £7,860 |
| Year 5 | £19,233 | £6,130 | £9,750 | £0 | £637 | £2,715 | £10,575 |
Disposal gain (gross)-£70,716
CGT£0
Net Disposal proceeds£215,296
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 cohortWS3 3HW · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Birmingham City · 16.5 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 · 1-bath · 1170 sqft
£28k–£55k
£ per sqft
building cost only
£24–£47
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- 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 history81d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — +£590/mo · £456/mo ahead of Council lease
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 8.54% | +£83 | £140,012 | 7.6% | Low | Feasible |
| Housing-benefit rent | 5.53% | -£367 | £140,012 | -11.3% | Med | Feasible |
| Council lease | 8.54% | +£134 | £140,012 | 7.9% | Low | Feasible |
| Refurb & refinance | 8.54% | +£83 | £179,137 | 5.9% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 18.35% | +£590 | £140,012 | 28.7% | High | Feasible |
| Buy, improve & sell | 0.00% | -£232 | £315,137 | -23% | Med | Feasible |
| Rent by the room | 10.91% | -£1,067 | £187,012 | -29.9% | — | 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:
- 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 let37% occupancy
£270/night ADR
Based on 3 short-let comps nearby
Rent by the room conversion upside
+£49/mo cash flow vs Rent it out if converted to Rent by the room
14.40% Return before costs on price converted vs 8.54% as-is
🔓 +2 bedrooms potential
medium confidenceUnlocks ~£10,914/yr extra rent
4 → 6 lettable rooms · ~7.0% 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 7 habitable rooms (4 beds + 3 reception(s)) in 139 m²; convert 2 spare room(s) to bedrooms, keeping one reception as the lounge → up to 6 lettable rooms; sized to Walsall adopted standard (6.51/11 m²; Minimum HMO Standards Walsall (February 2018)); adds ~£910/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); 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 → 6 bed HMOuplift 8.54% → 6.99%
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)
3× Double @ £498/mo1× Single @ £325/mo
≈ £1,819/mo gross room income
As-is Rent it out
Monthly profit+£139
Return before costs on price8.54%
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+£49
+2 rooms (6 total)
Monthly profit+£380
Return before costs on price16.37%
Cash needed£97,898
Extra rent+£910/mo
Show conversion detail
Conversion cost estimate
£33,000
Range: £26,400 – £41,800
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.
£63,430–£119,335full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 1 × bathroom£6,150–£11,275
- 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 114 HMO comps within 3.7 km
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score90 / 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
- GoodMillfields Nursery SchoolNursery · Local authority nursery school · WS3 3LU
- GoodAll Saints National AcademyPrimary · Academy sponsor led · WS3 3LP
- GoodField Road AcademyPrimary · Academy converter · WS3 3JF
- Not ratedLower Farm Primary SchoolPrimary · Community school · WS3 3QH
- Not ratedSt Peter's Catholic Primary School, BloxwichPrimary · Voluntary aided school · WS3 3LY
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£17,088
Section 24 credit£0
Annual tax due£359
Post-tax Monthly profit annual£875
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£10,575
Rates as of Oct 2024
Acquisition costs
£140,012cash neededPurchase price£200,000
Deposit (25%)£50,000
Stamp duty+5% additional-property surcharge£11,500
Refurb£72,812
Legal + survey£1,700
Mortgage fees£4,000
Total cash neededdeposit + costs (loan covers the rest)£140,012
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
NO UPWARD CHAIN
A double fronted four bedroom detached family home situated in a popular location in Bloxwich, Walsall.
In need of modernisation. Benefitting from three reception rooms. This property would make an excellent renovation project.
Auctioneer Comments This property is for sale by Modern Method of Auction allowing the buyer and seller to complete within a 56 Day Reservation Period. Interested parties’ personal data will be shared with the Auctioneer (iamsold Ltd…
Floor plans
Listing metarightmove · Bairstow Eves
About this listing
81 days · RightmovePrice history
5-year price trend
Monthly profit
+£83
Cash needed
£140K
Return after costs
0.71%
IRR
1.44%
Listed 81d ago
Harrison Street, Walsall, West Midlands, WS3
detached · 4 bed · 1 bath
£200,000
est £1,424 · 8.54% gross
1 / 12
84/100
Strong
10.91% Rent by the room strategy — market rent unverified, verify locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.54% Return before costs — above-market
10.9% Rent by the room Return before costs — conversion play
Price
£200K
Return before costs (best)
10.91%
Rent by the room
Bedrooms
4
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: £1,209–£1,677/mo · n=12
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 (£54,609–£101,937 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
+£83
after mortgage, operating costs & tax
Rent in£1,424/mo gross
£1,369/mo collected · £55/mo lost to voids
Where it goes
£813Mortgage£454Costs
£83/mo left as profit · 6% of rent kept
Mortgage£813
Costs£454
Management£142
Maintenance£100
Insurance£28
CapEx reserve£71
Voids + council tax£8
Ltd co. accounts£104
Tax£20
Profit+£83
Returns
Return before costs on price8.54%
Cash return on cash0.71%
Gross margin£915
Cash needed£140,012
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.69
Rent-covers-mortgage check PASS · stress 6.5% (target 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:
- 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 | £17,088 | £5,447 | £9,750 | £0 | £359 | £1,532 | £1,532 |
| Year 2 | £17,601 | £5,610 | £9,750 | £0 | £426 | £1,815 | £3,347 |
| Year 3 | £18,129 | £5,778 | £9,750 | £0 | £494 | £2,106 | £5,453 |
| Year 4 | £18,673 | £5,952 | £9,750 | £0 | £564 | £2,407 | £7,860 |
| Year 5 | £19,233 | £6,130 | £9,750 | £0 | £637 | £2,715 | £10,575 |
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£1,950
Annual rental tax£234
CGT yr 5£0 · company level
5y net total£10,575
Acquisition costs
25% deposit£50,000
Stamp duty£11,500
Refurb£72,812
Legal + survey£1,700
Mortgage + broker£4,000
Cash needed£140,012
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
NO UPWARD CHAIN
A double fronted four bedroom detached family home situated in a popular location in Bloxwich, Walsall.
In need of modernisation. Benefitting from three reception rooms. This property would make an excellent renovation project.
Auctioneer Comments This property is for sale by Modern Method of Auction allowing the buyer and seller to complete within a 56 Day Reservation Period. Interested parties’ personal data will be shared with the Auctioneer (iamsold Ltd…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice