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Year 5 disposal
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0/ 100
Weak
5.38% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£546/mo — heavily negative — needs monthly capital injection
- -3.3% 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
−£546/mo
You top up £546/mo
Price vs market
Above comparable sales
+74% vs 12 sold
Return · IRR
-3.3%/yr
Loses money over 5 years
Cash to get in
£264K
Deposit + fees + refurb
Price £675KReturn before costs on price 5.38%5-yr return on cash -7%Rent est. £3,025 (£2,381–£3,843)
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: £2,381–£3,843/mo · n=10
Financing
DepositYour cash in — the rest is the mortgage25% · £168,750
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 (£17,854–£33,327 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £506,250 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£546
after mortgage, operating costs & tax
Rent in£3,025/mo gross
£2,909/mo collected · £116/mo lost to voids
Where it goes
£2,742Mortgage£713Costs
Outgoings exceed rent — you top up £546/mo
Mortgage£2,742
Costs£713
Management£303
Maintenance£100
Insurance£40
CapEx reserve£151
Voids + council tax£15
Ltd co. accounts£104
Tax—
Shortfall−£546
Returns
Return before costs on price5.38%
Cash return on cash-2.48%
Gross margin£2,196
Cash needed£264,080
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.06
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 | £36,300 | £8,551 | £32,906 | £0 | £0 | -£5,157 | -£5,157 |
| Year 2 | £37,389 | £8,807 | £32,906 | £0 | £0 | -£4,324 | -£9,481 |
| Year 3 | £38,511 | £9,071 | £32,906 | £0 | £0 | -£3,467 | -£12,948 |
| Year 4 | £39,666 | £9,343 | £32,906 | £0 | £0 | -£2,584 | -£15,531 |
| Year 5 | £40,856 | £9,624 | £32,906 | £0 | £0 | -£1,674 | -£17,205 |
Disposal gain (gross)-£32,582
CGT£0
Net Disposal proceeds£726,623
What we verified
What we verified
60066 ok · 0 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
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 ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
Address-matched (ground truth)Band C
MEES 2030 compliance
C required for new tenancies
PASS
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 cohortWV7 3DN · 5 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Birmingham City · 31 km
Reason
5-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
5-bed · 3-bath · 1350 sqft
£38k–£74k
£ per sqft
building cost only
£28–£55
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 3 × bathroom · Full strip + retile£9,975–£19,950
- Paint + decor£9,450–£17,550
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£14,850–£28,350
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingMandatory
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Mandatory
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 history58d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£469,950 in 2004 → £675,000 asking
+43.6%in 22y
- 2004£469,950—
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 — -£546/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 | 5.38% | -£546 | £264,080 | -6.5% | Low | Feasible |
| Housing-benefit rent | 1.73% | -£2,284 | £264,080 | -49.4% | Med | Feasible |
| Council lease | 0.00% | -£2,986 | £264,080 | -68.2% | Low | Feasible |
| Refurb & refinance | 5.38% | -£546 | £307,352 | -5.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£244 | £768,727 | 5% | Med | Feasible |
| Rent by the room | 4.98% | -£2,894 | £306,080 | -52.3% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Shropshire · cap £972/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Shropshire
- LHA monthly cap:
- £972
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
-£1,239/mo cash flow vs Rent it out if converted to Rent by the room
4.27% Return before costs on price converted vs 5.38% as-is
🔓 +2 bedrooms potential
medium confidenceUnlocks ~£13,454/yr extra rent
5 → 7 lettable rooms · ~3.8% 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
EPC shows 8 habitable rooms (5 beds + 3 reception(s)) in 185 m²; convert 2 spare room(s) to bedrooms, keeping one reception as the lounge → up to 7 lettable rooms; sized to Shropshire adopted standard (6.51/10.22 m²; Shropshire Council houses in multiple occupation licensing pages (fees from 1 April 2026); national minimum bedroom sizes applied as licence conditions (council newsroom, Nov 2018)); adds ~£1,121/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)
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
5 → 7 bed HMOuplift 5.38% → 3.78%
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 (5 lettable rooms)
5× Double @ £561/mo
≈ £2,803/mo gross room income
As-is Rent it out
Monthly profit-£385
Return before costs on price5.38%
Cash needed£180,648
If converted to Rent by the room
Monthly profit-£1,624
Return before costs on price4.27%
Cash needed£196,648
Δ vs Rent it out Monthly profit-£1,239
+2 rooms (7 total)
Monthly profit-£522
Return before costs on price6.98%
Cash needed£216,648
Extra rent+£1,121/mo
Show conversion detail
Conversion cost estimate
£3,300
Range: £2,200 – £5,500
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£83,130–£155,685full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 3 × bathroom£18,450–£33,825
- Rewire£6,000–£10,500
- Replumb£4,500–£9,000
- Windows£15,000–£27,000
- Paint + decor£12,000–£22,500
- Flooring£18,000–£34,500
Based on 34 HMO comps within 427 m
Comparables
sold within 0.5 miWide · CV 45.1%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- Not ratedBirchfield SchoolNot applicable · Other independent school · WV7 3AF
- Not ratedThe Gables Learning CentreNot applicable · Other independent special school · WV7 3AG
- Not ratedAlbrighton Primary School & NurseryPrimary · Academy converter · WV7 3QS
- Not ratedSt Mary's CofE Primary SchoolPrimary · Voluntary controlled school · WV7 3DS
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£36,300
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£6,553
Exit costs
Projected sale price (5y · 2%/yr growth)£745,255
Capital gain (pre-CGT)£70,255
Sale costs (~2.5%)£18,631
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-£17,205
Rates as of Oct 2024
Acquisition costs
£264,080cash neededPurchase price£675,000
Deposit (25%)£168,750
Stamp duty+5% additional-property surcharge£57,500
Refurb£23,805
Legal + survey£2,900
Mortgage fees£11,125
Total cash neededdeposit + costs (loan covers the rest)£264,080
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A spacious 5-bedroom residence providing generous accommodation over three floors, situated in a desirable location
Location - Long croft is a cul-de-sac standing within easy walking distance of both Albrighton Train Station and the centre of the village with its comprehensive range of local facilities which are ideal for everyday needs. There is easy access to Wolverhampton and there are direct rail services to Shrewsbury and Birmingham and the M54 is easily accessible at J…
Floor plans
Nearby active comparables5 deals
Comparable rentals
WV7 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metarightmove · Berriman Eaton
About this listing
58 days · RightmovePrice history
5-year price trend
Monthly profit
−£546
Cash needed
£264K
Return after costs
-2.48%
IRR
-3.27%
Listed 58d ago
11, LONG CROFT, ALBRIGHTON, WOLVERHAMPTON, WV7 3DN
detached · 5 bed · 3 bath · 1,991 sqft (EPC)
£675,000
est £3,025 · 5.38% gross
Chain freeEPC C
1 / 24
0/100
Marginal
5.38% — verify the rent + comps locally.
Chain free
Price
£675K
74% above sold comps
Return before costs
5.38%
est rent £3,025/monot enough comparablesRange £2,381–£3,843/mo (Q1–Q3)
Bedrooms
5
3 bath
Energy rating
C
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: £2,381–£3,843/mo · n=10
Financing
DepositYour cash in — the rest is the mortgage25% · £168,750
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 (£17,854–£33,327 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £506,250 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£546
after mortgage, operating costs & tax
Rent in£3,025/mo gross
£2,909/mo collected · £116/mo lost to voids
Where it goes
£2,742Mortgage£713Costs
Outgoings exceed rent — you top up £546/mo
Mortgage£2,742
Costs£713
Management£303
Maintenance£100
Insurance£40
CapEx reserve£151
Voids + council tax£15
Ltd co. accounts£104
Tax—
Shortfall−£546
Returns
Return before costs on price5.38%
Cash return on cash-2.48%
Gross margin£2,196
Cash needed£264,080
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.06
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Shropshire · cap £972/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Shropshire
- LHA monthly cap:
- £972
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 | £36,300 | £8,551 | £32,906 | £0 | £0 | -£5,157 | -£5,157 |
| Year 2 | £37,389 | £8,807 | £32,906 | £0 | £0 | -£4,324 | -£9,481 |
| Year 3 | £38,511 | £9,071 | £32,906 | £0 | £0 | -£3,467 | -£12,948 |
| Year 4 | £39,666 | £9,343 | £32,906 | £0 | £0 | -£2,584 | -£15,531 |
| Year 5 | £40,856 | £9,624 | £32,906 | £0 | £0 | -£1,674 | -£17,205 |
Rent by the room upside
What we verified
6006
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedMandatory
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCEnergy efficiency ratingC
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 heuristicRent by the room / sharers
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 45.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£6,581
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£17,205
Acquisition costs
25% deposit£168,750
Stamp duty£57,500
Refurb£23,805
Legal + survey£2,900
Mortgage + broker£11,125
Cash needed£264,080
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 spacious 5-bedroom residence providing generous accommodation over three floors, situated in a desirable location
Location - Long croft is a cul-de-sac standing within easy walking distance of both Albrighton Train Station and the centre of the village with its comprehensive range of local facilities which are ideal for everyday needs. There is easy access to Wolverhampton and there are direct rail services to Shrewsbury and Birmingham and the M54 is easily accessible at J…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice