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Year 5 disposal
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74/ 100
Solid
10.16% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.36% return before costs — above-market
- 10.2% Rent by the room return before costs (net 5.53% 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
+£46/mo
Barely breaks even each month
Price
£270K
No local sold comps to compare
Return · IRR
0.7%/yr
Modest annualised return
Cash to get in
£111K
Deposit + fees + refurb
Return before costs on price · Rent by the room 10.16%5-yr return on cash 9%Rent est. £1,657 (£874–£3,141)
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: £874–£3,141/mo · n=10
Financing
DepositYour cash in — the rest is the mortgage25% · £67,500
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 (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £202,500 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£46
after mortgage, operating costs & tax
Rent in£1,657/mo gross
£1,593/mo collected · £64/mo lost to voids
Where it goes
£1,097Mortgage£439Costs
£46/mo left as profit · 3% of rent kept
Mortgage£1,097
Costs£439
Management£166
Maintenance£50
Insurance£28
CapEx reserve£83
Voids + council tax£8
Ltd co. accounts£104
Tax£11
Profit+£46
Returns
Return before costs on price7.36%
Cash return on cash0.50%
Gross margin£1,154
Cash needed£111,158
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.45
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 | £19,884 | £5,269 | £13,163 | £0 | £276 | £1,177 | £1,177 |
| Year 2 | £20,481 | £5,427 | £13,163 | £0 | £359 | £1,532 | £2,709 |
| Year 3 | £21,095 | £5,589 | £13,163 | £0 | £445 | £1,898 | £4,607 |
| Year 4 | £21,728 | £5,757 | £13,163 | £0 | £534 | £2,274 | £6,881 |
| Year 5 | £22,380 | £5,930 | £13,163 | £0 | £625 | £2,662 | £9,544 |
Disposal gain (gross)-£17,959
CGT£0
Net Disposal proceeds£290,649
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 approvable71% 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 71% (58 decisions)
- this council refuses HMOs that would sandwich a family home between two HMOs — check both adjoining properties
- 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
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 cohortWR4 9EH · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Birmingham · 33.9 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 history60d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£174,000 in 2014 → £270,000 asking
+55.2%in 12y
- 2014£174,000-1.7% in 10y
- 2004£176,950—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Rent it out wins — +£46/mo · level with Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| ⭐ Rent it out | 7.36% | +£46 | £111,158 | 8.6% | Low | Feasible |
| Housing-benefit rent | 5.10% | -£432 | £111,158 | -16.0% | Med | Feasible |
| Council lease | 5.10% | -£189 | £111,158 | -7.2% | Low | Feasible |
| Refurb & refinance | 7.36% | +£46 | £132,441 | 7.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£182 | £316,391 | 3% | Med | Feasible |
| Rent by the room | 10.16% | -£1,146 | £145,158 | -39.7% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Worcester South · cap £1,147/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Worcester South
- LHA monthly cap:
- £1,147
- Scheme type:
- nominee
- Premium:
- +0% premium over LHA cap
- 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
Rent by the room conversion upside
-£113/mo cash flow vs Rent it out if converted to Rent by the room
10.67% Return before costs on price converted vs 7.36% as-is
Room mix (4 lettable rooms)
2× Double @ £562/mo1× Single @ £484/mo1× En-suite @ £678/mo
≈ £2,286/mo gross room income
As-is Rent it out
Monthly profit+£71
Return before costs on price7.36%
Cash needed£79,398
If converted to Rent by the room
Monthly profit-£42
Return before costs on price10.67%
Cash needed£95,398
Δ vs Rent it out Monthly profit-£113
Show conversion detail
Conversion cost estimate
£26,000
Range: £20,000 – £34,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 71% 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 71% (58 decisions)
≈0.0% within 100 m vs 10% policy
£60,990–£114,230full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£4,680–£8,190
- Replumb£3,510–£7,020
- Windows£11,700–£21,060
- Paint + decor£8,190–£15,210
- Flooring£12,870–£24,570
Based on 626 HMO comps within 1.9 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
Citywide Article 4 (Worcester)
≈0.0% within 100 m vs 10% policy
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- OutstandingOasis Academy WarndonPrimary · Academy sponsor led · WR4 9PE
- GoodCarnforth SchoolPrimary · Academy sponsor led · WR4 9HG
- GoodHollymount SchoolPrimary · Academy converter · WR4 9SG
- Not ratedRegency High SchoolNot applicable · Academy special converter · WR4 9JL
- Not ratedThe Aspire AcademyNot applicable · Free schools alternative provision · WR4 9FQ
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£19,884
Section 24 credit£0
Annual tax due£276
Post-tax Monthly profit annual£412
Exit costs
Projected sale price (5y · 2%/yr growth)£298,102
Capital gain (pre-CGT)£28,102
Sale costs (~2.5%)£7,453
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£9,544
Rates as of Oct 2024
Acquisition costs
£111,158cash neededPurchase price£270,000
Deposit (25%)£67,500
Stamp duty+5% additional-property surcharge£17,000
Refurb£19,458
Legal + survey£2,150
Mortgage fees£5,050
Total cash neededdeposit + costs (loan covers the rest)£111,158
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A well-presented and spacious four-bedroom townhouse, offered to the market with no onward chain and ideally situated in the popular Warndon Villages. The property enjoys excellent access to Worcester city centre, Worcestershire Royal Hospital, local train stations, and Junction 6 of the M5 motorway.
Set across three floors, the accommodation offers flexible family living. The ground floor comprises a welcoming entrance hallway, a spacious double bedroom, a convenient downst…
Floor plans
Listing metarightmove · The Property Centre
About this listing
60 days · RightmovePrice history
5-year price trend
Monthly profit
+£46
Cash needed
£111K
Return after costs
0.50%
IRR
0.69%
Listed 60d ago
Michael Tippet Drive, Worcester, Worcestershire, WR4
terraced · 4 bed · 2 bath
£270,000
est £1,657 · 7.36% gross
1 / 22
74/100
Solid
10.16% Rent by the room strategy — market rent unverified, verify locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.36% Return before costs — above-market
10.2% Rent by the room Return before costs — conversion play
Price
£270K
Return before costs (best)
10.16%
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: £874–£3,141/mo · n=10
Financing
DepositYour cash in — the rest is the mortgage25% · £67,500
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 (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £202,500 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£46
after mortgage, operating costs & tax
Rent in£1,657/mo gross
£1,593/mo collected · £64/mo lost to voids
Where it goes
£1,097Mortgage£439Costs
£46/mo left as profit · 3% of rent kept
Mortgage£1,097
Costs£439
Management£166
Maintenance£50
Insurance£28
CapEx reserve£83
Voids + council tax£8
Ltd co. accounts£104
Tax£11
Profit+£46
Returns
Return before costs on price7.36%
Cash return on cash0.50%
Gross margin£1,154
Cash needed£111,158
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.45
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Worcester South · cap £1,147/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Worcester South
- LHA monthly cap:
- £1,147
- Scheme type:
- nominee
- Premium:
- +0% premium over LHA cap
- 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 | £19,884 | £5,269 | £13,163 | £0 | £276 | £1,177 | £1,177 |
| Year 2 | £20,481 | £5,427 | £13,163 | £0 | £359 | £1,532 | £2,709 |
| Year 3 | £21,095 | £5,589 | £13,163 | £0 | £445 | £1,898 | £4,607 |
| Year 4 | £21,728 | £5,757 | £13,163 | £0 | £534 | £2,274 | £6,881 |
| Year 5 | £22,380 | £5,930 | £13,163 | £0 | £625 | £2,662 | £9,544 |
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£2,633
Annual rental tax£131
CGT yr 5£0 · company level
5y net total£9,544
Acquisition costs
25% deposit£67,500
Stamp duty£17,000
Refurb£19,458
Legal + survey£2,150
Mortgage + broker£5,050
Cash needed£111,158
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
A well-presented and spacious four-bedroom townhouse, offered to the market with no onward chain and ideally situated in the popular Warndon Villages. The property enjoys excellent access to Worcester city centre, Worcestershire Royal Hospital, local train stations, and Junction 6 of the M5 motorway.
Set across three floors, the accommodation offers flexible family living. The ground floor comprises a welcoming entrance hallway, a spacious double bedroom, a convenient downst…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice