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Year 5 disposal
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Caution
12.46% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 11.64% return before costs — above-market
- 12.5% Rent by the room return before costs (net 7.65% after CapEx + bills) — conversion play
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC B — MEES compliant
Why to be cautious
- Monthly profit −£1,310/mo — heavily negative — needs monthly capital injection
- -14.0% 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
−£1K/mo
You top up £1K/mo
Price vs market
Above comparable sales
+43% vs 12 sold
Return · IRR
-14.0%/yr
Loses money over 5 years
Cash to get in
£120K
Deposit + fees + refurb
Price £340KReturn before costs on price · Rent by the room 12.46%5-yr return on cash -51%Rent est. £3,297 (£3,190–£3,408)
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: £3,190–£3,408/mo · n=10
Financing
DepositYour cash in — the rest is the mortgage25% · £85,000
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 (£1,181–£2,205 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £255,000 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£896
after mortgage, operating costs & tax
Rent in£3,297/mo gross
£3,170/mo collected · £127/mo lost to voids
Where it goes
£1,381Mortgage£683Costs£896Your profit
£896/mo left as profit · 28% of rent kept
Mortgage£1,381
Costs£683
Management£330
Maintenance£50
Insurance£28
CapEx reserve£165
Voids + council tax£6
Ltd co. accounts£104
Tax£210
Profit+£896
Returns
Return before costs on price11.64%
Cash return on cash9.05%
Gross margin£2,488
Cash needed£118,825
Monthly profit payback11y 1m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.30
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 | £42,372 | £37,745 | £17,085 | £0 | £0 | -£12,458 | -£12,458 |
| Year 2 | £43,643 | £38,877 | £17,085 | £0 | £0 | -£12,319 | -£24,776 |
| Year 3 | £44,952 | £40,043 | £17,085 | £0 | £0 | -£12,176 | -£36,952 |
| Year 4 | £46,301 | £41,244 | £17,085 | £0 | £0 | -£12,028 | -£48,981 |
| Year 5 | £47,690 | £42,482 | £17,085 | £0 | £0 | -£11,877 | -£60,857 |
Disposal gain (gross)-£1,722
CGT£0
Net Disposal proceeds£366,003
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
Conversion approvability
Per-property planning assessment
Likely approvable77% likely
Confidence: medium
- Article 4 direction applies — planning permission required for C3->C4 HMO
- concentration ~3.0% within 100m (3 known HMOs) — below the 10% threshold
- local council HMO approval rate 78% (179 decisions)
- WATCH: 1 pending HMO application(s) within 100m could raise concentration before completion
- this council refuses HMOs that would sandwich a family home between two HMOs — check both adjoining properties
- NO licensed-HMO register published by this council — the count below reflects granted planning decisions only and materially understates actual HMO density
Rent by the room concentration nearby
≈3.0% within 100 m vs 10% policy
3 known HMOs within 100 m
1 pending HMO application nearby
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 — city-wide
Rates as of May 2026
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 profileFamily let
Tenant profilelikely cohortCV4 8FX · 6 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Birmingham City · 24.1 km
Reason
6-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
6-bed · 6-bath · 1530 sqft
£51k–£101k
£ per sqft
building cost only
£34–£66
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 6 × bathroom · Full strip + retile£19,950–£39,900
- Paint + decor£10,710–£19,890
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£16,830–£32,130
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingAlready licensed
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 history47d on marketno cuts yet
Strategy matrix
Council lease wins — +£1,004/mo · £107/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 | 11.64% | +£896 | £118,825 | 57.0% | Low | Feasible |
| Housing-benefit rent | 3.52% | -£824 | £118,825 | -35.8% | Med | Feasible |
| ⭐ Council lease | 11.64% | +£1,004 | £118,825 | 57.3% | Low | Feasible |
| Refurb & refinance | 11.64% | +£896 | £136,455 | 49.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£182 | £368,355 | 9% | Med | Feasible |
| Rent by the room | 12.46% | -£1,310 | £119,825 | -50.8% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Coventry · cap £997/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Coventry
- LHA monthly cap:
- £997
- Scheme type:
- nominee
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- 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
Rent by the room conversion upside
-£1,243/mo cash flow vs Rent it out if converted to Rent by the room
8.47% Return before costs on price converted vs 11.64% as-is
Room mix (6 lettable rooms)
5× Double @ £585/mo1× En-suite @ £605/mo
≈ £3,531/mo gross room income
As-is Rent it out
Monthly profit+£927
Return before costs on price11.64%
Cash needed£96,898
If converted to Rent by the room
Monthly profit-£315
Return before costs on price8.47%
Cash needed£112,898
Δ vs Rent it out Monthly profit-£1,243
Show conversion detail
Conversion cost estimate
£3,300
Range: £2,200 – £5,500
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 77% likely
medium confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- concentration ~3.0% within 100m (3 known HMOs) — below the 10% threshold
- local council HMO approval rate 78% (179 decisions)
3 known HMOs within 100 m · ≈3.0% within 100 m vs 10% policy
£108,980–£203,310full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 6 × bathroom£36,900–£67,650
- Rewire£6,800–£11,900
- Replumb£5,100–£10,200
- Windows£17,000–£30,600
- Paint + decor£13,600–£25,500
- Flooring£20,400–£39,100
Based on 2303 HMO comps within 675 m
Comparables
sold within 0.5 miWide · CV 26.8%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
HMO - 30.9.23
3 known HMOs within 100 m · ≈3.0% within 100 m vs 10% policy · 1 pending HMO application nearby
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodCharter AcademyPrimary · Academy sponsor led · CV4 8DW
- Not ratedThe National Mathematics and Science CollegeNot applicable · Other independent school · CV4 8JB
- Not ratedUniversity of WarwickNot applicable · Higher education institutions · CV4 8UW
- Not ratedThe Westwood AcademySecondary · Academy converter · CV4 8DY
- Not ratedWMG Academy for Young EngineersSecondary · University technical college · CV4 8DY
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£39,564
Section 24 credit£0
Annual tax due£2,812
Post-tax Monthly profit annual£10,465
Exit costs
Projected sale price (5y · 2%/yr growth)£375,387
Capital gain (pre-CGT)£35,387
Sale costs (~2.5%)£9,385
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£67,789
Rates as of Oct 2024
Acquisition costs
£119,825cash neededPurchase price£340,000
Deposit (25%)£85,000
Stamp duty+5% additional-property surcharge£24,000
Refurb£1,575
Legal + survey£2,150
Mortgage fees£6,100
Total cash neededdeposit + costs (loan covers the rest)£119,825
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Located just a short walk from the University of Warwick, this impressive six-bedroom, six-bathroom HMO represents an excellent opportunity for investors looking for a well-established property in a consistently popular location.
The property is currently fully let, generating an annual rental income of £36,800, which represents an attractive gross rental yield of approximately 10.8% based on the asking price. Importantly, the tenants are responsible for their own utility bi…
Floor plans
Listing metarightmove · HR Estate Agents
About this listing
47 days · RightmovePrice history
5-year price trend
Monthly profit
+£896
Cash needed
£119K
Return after costs
9.05%
IRR
9.39%
Listed 47d ago
Prior Deram Walk, Coventry
terraced · 6 bed · 6 bath
£340,000
est £3,297 · 11.64% gross
EPC B
1 / 25
55/100
Caution
12.46% Rent by the room strategy — market rent unverified, verify locally.
Monthly profit +£896/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
11.64% Return before costs — above-market
12.5% Rent by the room Return before costs — conversion play
Price
£340K
43% above sold comps
Return before costs (best)
12.46%
Rent by the room
Bedrooms
6
6 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: £3,190–£3,408/mo · n=10
Financing
DepositYour cash in — the rest is the mortgage25% · £85,000
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 (£1,181–£2,205 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £255,000 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£896
after mortgage, operating costs & tax
Rent in£3,297/mo gross
£3,170/mo collected · £127/mo lost to voids
Where it goes
£1,381Mortgage£683Costs£896Your profit
£896/mo left as profit · 28% of rent kept
Mortgage£1,381
Costs£683
Management£330
Maintenance£50
Insurance£28
CapEx reserve£165
Voids + council tax£6
Ltd co. accounts£104
Tax£210
Profit+£896
Returns
Return before costs on price11.64%
Cash return on cash9.05%
Gross margin£2,488
Cash needed£118,825
Monthly profit payback11y 1m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.30
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Coventry · cap £997/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Coventry
- LHA monthly cap:
- £997
- Scheme type:
- nominee
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- 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 | £39,564 | £8,191 | £16,575 | £0 | £2,812 | £11,986 | £11,986 |
| Year 2 | £40,751 | £8,436 | £16,575 | £0 | £2,991 | £12,749 | £24,735 |
| Year 3 | £41,973 | £8,689 | £16,575 | £0 | £3,175 | £13,534 | £38,269 |
| Year 4 | £43,233 | £8,950 | £16,575 | £0 | £3,364 | £14,344 | £52,613 |
| Year 5 | £44,530 | £9,219 | £16,575 | £0 | £3,560 | £15,176 | £67,789 |
Rent by the room upside
What we verified
6006
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedAlready licensed
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 heuristicRent by the room / sharers
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 26.8%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,315
Annual rental tax£2,523
CGT yr 5£0 · company level
5y net total£67,789
Acquisition costs
25% deposit£85,000
Stamp duty£24,000
Refurb£1,575
Legal + survey£2,150
Mortgage + broker£6,100
Cash needed£118,825
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
Located just a short walk from the University of Warwick, this impressive six-bedroom, six-bathroom HMO represents an excellent opportunity for investors looking for a well-established property in a consistently popular location.
The property is currently fully let, generating an annual rental income of £36,800, which represents an attractive gross rental yield of approximately 10.8% based on the asking price. Importantly, the tenants are responsible for their own utility bi…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice