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Year 5 disposal
⊞ View all 21
7/ 100
Weak
5.71% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- EPC B — MEES compliant
Why to be cautious
- Monthly profit −£254/mo — significantly negative — real recurring drain
- -3.7% 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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£254/mo
You top up £254/mo
Price
£240K
No local sold comps to compare
Return · IRR
-3.7%/yr
Loses money over 5 years
Cash to get in
£82K
Deposit + fees + refurb
Return before costs on price 5.71%5-yr return on cash -12%Rent est. £1,142 (£1,001–£1,303)
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: £1,001–£1,303/mo · n=5
Financing
DepositYour cash in — the rest is the mortgage25% · £60,000
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £180,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£254
after mortgage, operating costs & tax
Rent in£1,142/mo gross
£1,098/mo collected · £44/mo lost to voids
Where it goes
£975Mortgage£377Costs
Outgoings exceed rent — you top up £254/mo
Mortgage£975
Costs£377
Management£114
Maintenance£67
Insurance£28
CapEx reserve£57
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£254
Returns
Return before costs on price5.71%
Cash return on cash-3.72%
Gross margin£721
Cash needed£81,950
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.13
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 | £13,704 | £4,528 | £11,700 | £0 | £0 | -£2,524 | -£2,524 |
| Year 2 | £14,115 | £4,663 | £11,700 | £0 | £0 | -£2,248 | -£4,772 |
| Year 3 | £14,539 | £4,803 | £11,700 | £0 | £0 | -£1,965 | -£6,737 |
| Year 4 | £14,975 | £4,947 | £11,700 | £0 | £0 | -£1,673 | -£8,409 |
| Year 5 | £15,424 | £5,096 | £11,700 | £0 | £0 | -£1,372 | -£9,781 |
Disposal gain (gross)£1,005
CGT£191
Net Disposal proceeds£258,164
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingB
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand B
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 profileMixed demand
Tenant profilelikely cohortSY2 5WB · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Birmingham · 60.3 km
Reason
Mixed-demand area without a single dominant tenant cohort. Local lettings agent can clarify.
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
2-bed · 1-bath · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,670–£10,530
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,910–£17,010
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history54d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£179,950 in 2020 → £240,000 asking
+33.4%in 6y
- 2020£179,950—
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 — -£254/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 | 5.71% | -£254 | £81,950 | -11.9% | Low | Feasible |
| Housing-benefit rent | 2.96% | -£741 | £81,950 | -49.7% | Med | Feasible |
| Council lease | 0.00% | -£1,174 | £81,950 | -86.9% | Low | Feasible |
| Refurb & refinance | 5.71% | -£254 | £94,490 | -10.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£199 | £257,890 | 10% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Shropshire · cap £593/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Shropshire
- LHA monthly cap:
- £593
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
+£275/mo cash flow vs Rent it out if converted to Rent by the room
12.00% Return before costs on price converted vs 5.71% as-is
As-is Rent it out
Monthly profit-£214
Return before costs on price5.71%
Cash needed£71,898
If converted to Rent by the room
Monthly profit+£61
Return before costs on price12.00%
Cash needed£87,898
Δ vs Rent it out Monthly profit+£275
Show conversion detail
Cannot Rent by the room:Only 2 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Conversion cost estimate
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£42,690–£80,380full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£3,240–£5,670
- Replumb£2,430–£4,860
- Windows£8,100–£14,580
- Paint + decor£5,670–£10,530
- Flooring£8,910–£17,010
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
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodSt Giles CofE Primary SchoolPrimary · Voluntary controlled school · SY2 5NJ
- InadequateCrowmoor Primary SchoolPrimary · Academy sponsor led · SY2 5JJ
- Not ratedSeverndale Specialist AcademyNot applicable · Academy special converter · SY2 5SH
- Not ratedBelvidere Primary SchoolPrimary · Community school · SY2 5YB
- Not ratedWilfred Owen Primary SchoolPrimary · Academy converter · SY2 5SH
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£13,704
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,051
Exit costs
Projected sale price (5y · 2%/yr growth)£264,979
Capital gain (pre-CGT)£24,979
Sale costs (~2.5%)£6,624
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-£9,781
Rates as of Oct 2024
Acquisition costs
£81,950cash neededPurchase price£240,000
Deposit (25%)£60,000
Stamp duty+5% additional-property surcharge£14,300
Refurb£1,350
Legal + survey£1,700
Mortgage fees£4,600
Total cash neededdeposit + costs (loan covers the rest)£81,950
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Immaculate Two Double Bedroom Semi Detached Home with Two Parking Spaces – Ideal for First-Time Buyers
Situated on the popular and modern Weir Hill development, this beautifully presented two double bedroom semi-detached home offers stylish, low maintenance living in a convenient location, making it an excellent choice for first time buyers, professionals or those looking to downsize. Built just six years ago, the property enjoys the benefits of a contemporary design, energy…
Floor plans
Listing metarightmove · Belvoir
About this listing
54 days · RightmovePrice history
5-year price trend
Monthly profit
−£254
Cash needed
£82K
Return after costs
-3.72%
IRR
-3.67%
Listed 54d ago
Pankhurst Way, Weir Hill, Shrewsbury, SY2
semi-detached · 2 bed · 1 bath
£240,000
est £1,142 · 5.71% gross
EPC B
1 / 21
7/100
Marginal
5.71% — verify the rent + comps locally.
5.71% Return before costs — around the area average for this property type.
Monthly profit −£254/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating B — Min. energy standard 2030 compliant.
Price
£240K
Return before costs
5.71%
est rent £1,142/monot enough comparablesRange £1,001–£1,303/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
B
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: £1,001–£1,303/mo · n=5
Financing
DepositYour cash in — the rest is the mortgage25% · £60,000
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £180,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£254
after mortgage, operating costs & tax
Rent in£1,142/mo gross
£1,098/mo collected · £44/mo lost to voids
Where it goes
£975Mortgage£377Costs
Outgoings exceed rent — you top up £254/mo
Mortgage£975
Costs£377
Management£114
Maintenance£67
Insurance£28
CapEx reserve£57
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£254
Returns
Return before costs on price5.71%
Cash return on cash-3.72%
Gross margin£721
Cash needed£81,950
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.13
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Shropshire · cap £593/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Shropshire
- LHA monthly cap:
- £593
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 | £13,704 | £4,528 | £11,700 | £0 | £0 | -£2,524 | -£2,524 |
| Year 2 | £14,115 | £4,663 | £11,700 | £0 | £0 | -£2,248 | -£4,772 |
| Year 3 | £14,539 | £4,803 | £11,700 | £0 | £0 | -£1,965 | -£6,737 |
| Year 4 | £14,975 | £4,947 | £11,700 | £0 | £0 | -£1,673 | -£8,409 |
| Year 5 | £15,424 | £5,096 | £11,700 | £0 | £0 | -£1,372 | -£9,781 |
Rent by the room upside
What we verified
4206
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCEnergy efficiency ratingB
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 let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,340
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£9,781
Acquisition costs
25% deposit£60,000
Stamp duty£14,300
Refurb£1,350
Legal + survey£1,700
Mortgage + broker£4,600
Cash needed£81,950
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
Immaculate Two Double Bedroom Semi Detached Home with Two Parking Spaces – Ideal for First-Time Buyers
Situated on the popular and modern Weir Hill development, this beautifully presented two double bedroom semi-detached home offers stylish, low maintenance living in a convenient location, making it an excellent choice for first time buyers, professionals or those looking to downsize. Built just six years ago, the property enjoys the benefits of a contemporary design, energy…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice