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Year 5 disposal
BMV -12%
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34/ 100
Weak
11.86% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 11.9% Rent by the room return before costs (net 6.40% after CapEx + bills) — conversion play
- Priced below market -12% vs 12 nearby sold (last 12 mo) — instant equity
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£139/mo — mildly negative — equity build may cover
- -1.4% 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
−£139/mo
You top up £139/mo
Price vs market
Below market value
-12% vs 12 sold · interior unseen
Return · IRR
-1.4%/yr
Loses money over 5 years
Cash left in
£75K
Stays in after refinancing at value
Price £250KCash to buy £101KReturn before costs on price · Rent by the room 11.86%5-yr return on cash -2%Rent est. £1,376 (£1,271–£1,490)
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: £1,271–£1,490/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £62,500
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 (£12,787–£23,869 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £187,500 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£139
after mortgage, operating costs & tax
Rent in£1,376/mo gross
£1,323/mo collected · £53/mo lost to voids
Where it goes
£1,016Mortgage£447Costs
Outgoings exceed rent — you top up £139/mo
Mortgage£1,016
Costs£447
Management£138
Maintenance£100
Insurance£28
CapEx reserve£69
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£139
Returns
Return before costs on price6.60%
Cash return on cash-1.65%
Gross margin£876
Cash needed£101,449
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.30
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 | £16,512 | £5,362 | £12,188 | £0 | £0 | -£1,037 | -£1,037 |
| Year 2 | £17,007 | £5,523 | £12,188 | £0 | £0 | -£703 | -£1,740 |
| Year 3 | £17,518 | £5,688 | £12,188 | £0 | £0 | -£358 | -£2,098 |
| Year 4 | £18,043 | £5,859 | £12,188 | £0 | £0 | -£3 | -£2,102 |
| Year 5 | £18,584 | £6,035 | £12,188 | £0 | £69 | £293 | -£1,809 |
Disposal gain (gross)-£15,079
CGT£0
Net Disposal proceeds£269,120
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
From listing descriptionBand 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 cohortWS11 5FZ · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Birmingham City · 26.2 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 · 1206 sqft
£32k–£63k
£ per sqft
building cost only
£27–£52
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£8,442–£15,678
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£13,266–£25,326
Guide rates · UK May 2026
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 history42d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£155,000 in 2010 → £250,000 asking
+61.3%in 16y
- 2010£155,000-6.1% in 7y
- 2003£164,995—
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 — -£139/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 | 6.60% | -£139 | £101,449 | -1.8% | Low | Feasible |
| Housing-benefit rent | 4.76% | -£517 | £101,449 | -24.0% | Med | Feasible |
| Council lease | 0.00% | -£1,248 | £101,449 | -74.6% | Low | Feasible |
| Refurb & refinance | 6.60% | -£139 | £120,769 | -1.5% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£232 | £291,019 | 3% | Med | Feasible |
| Rent by the room | 11.86% | -£1,055 | £135,449 | -37.8% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Mid Staffs · cap £992/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Mid Staffs
- LHA monthly cap:
- £992
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
+£92/mo cash flow vs Rent it out if converted to Rent by the room
11.52% Return before costs on price converted vs 6.60% as-is
🔓 +3 bedrooms potential
medium confidenceUnlocks ~£22,230/yr extra rent
4 → 7 lettable rooms · ~9.4% 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 8 habitable rooms (4 beds + 4 reception(s)) in 117 m²; convert 3 spare room(s) to bedrooms, keeping one reception as the lounge → up to 7 lettable rooms (2 double, 1 single) (incl. the garage — convertible to a bedroom or the communal area); sized to Cannock Chase adopted standard (6.51/10.22 m²; Guide to Houses in Multiple Occupation (HMO) Space and Amenity Standards, Cannock Chase Council (current adopted guide, undated)); kitchen 9.7 m² is below the ~11.0 m² standard for 7 occupants — extend/relocate kitchen within the works; adds ~£1,852/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.
4 → 7 bed HMOuplift 6.6% → 9.37%
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)
4× Double @ £618/mo
≈ £2,470/mo gross room income
As-is Rent it out
Monthly profit-£63
Return before costs on price6.60%
Cash needed£74,398
If converted to Rent by the room
Monthly profit+£29
Return before costs on price11.52%
Cash needed£90,398
Δ vs Rent it out Monthly profit+£92
+3 rooms (7 total)
Monthly profit+£1,155
Return before costs on price20.75%
Cash needed£120,398
Extra rent+£1,853/mo
Show conversion detail
Conversion cost estimate
£28,600
Range: £22,000 – £37,400
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£66,102–£124,124full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 2 × bathroom£12,300–£22,550
- Rewire£4,824–£8,442
- Replumb£3,618–£7,236
- Windows£12,060–£21,708
- Paint + decor£9,648–£18,090
- Flooring£14,472–£27,738
Based on 68 HMO comps within 1.9 km
Comparables
sold within 0.5 miWide · CV 30.0%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- GoodMoorhill Primary SchoolPrimary · Academy converter · WS11 5RN
- Not ratedSherbrook Primary SchoolNot applicable · Academy special converter · WS11 5SA
- Not ratedRedhill Primary SchoolPrimary · Academy converter · WS11 5JR
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£16,512
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,672
Exit costs
Projected sale price (5y · 2%/yr growth)£276,020
Capital gain (pre-CGT)£26,020
Sale costs (~2.5%)£6,901
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-£1,809
Rates as of Oct 2024
Acquisition costs
£101,449cash neededPurchase price£250,000
Deposit (25%)£62,500
Stamp duty+5% additional-property surcharge£15,000
Refurb£17,049
Legal + survey£2,150
Mortgage fees£4,750
Total cash neededdeposit + costs (loan covers the rest)£101,449
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Call us 9AM - 9PM -7 days a week, 365 days a year!
Unlock the potential of Locketts Court, a spacious family home ready to make your own! This substantial four bedroom detached home offers generous accommodation, plenty of potential and the benefit of no upward chain. Located in Cannock, the property is within walking distance of local shops, with supermarkets, the nearby train station and a wider range of amenities also close by.
Inside, the accommodation begins with an en…
Floor plans
Listing metarightmove · Dourish & Day
About this listing
42 days · RightmovePrice history
5-year price trend
Monthly profit
−£139
Cash needed
£101K
Return after costs
-1.65%
IRR
-1.37%
Listed 42d ago
Locketts Court, 5 Locketts Court, WS11
detached · 4 bed · 2 bath · 1,206 sqft
£250,000
est £1,376 · 6.60% gross
EPC C
Priced below market
1 / 16
34/100
Marginal
11.86% Rent by the room strategy — market rent unverified, verify locally.
Priced below market -12% vs 12 nearby sold (last 12 mo)
11.9% Rent by the room Return before costs — conversion play
Price
£250K
12% below sold comps
Return before costs (best)
11.86%
Rent by the room
Bedrooms
4
2 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: £1,271–£1,490/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £62,500
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 (£12,787–£23,869 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £187,500 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£139
after mortgage, operating costs & tax
Rent in£1,376/mo gross
£1,323/mo collected · £53/mo lost to voids
Where it goes
£1,016Mortgage£447Costs
Outgoings exceed rent — you top up £139/mo
Mortgage£1,016
Costs£447
Management£138
Maintenance£100
Insurance£28
CapEx reserve£69
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£139
Returns
Return before costs on price6.60%
Cash return on cash-1.65%
Gross margin£876
Cash needed£101,449
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.30
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Mid Staffs · cap £992/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Mid Staffs
- LHA monthly cap:
- £992
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 | £16,512 | £5,362 | £12,188 | £0 | £0 | -£1,037 | -£1,037 |
| Year 2 | £17,007 | £5,523 | £12,188 | £0 | £0 | -£703 | -£1,740 |
| Year 3 | £17,518 | £5,688 | £12,188 | £0 | £0 | -£358 | -£2,098 |
| Year 4 | £18,043 | £5,859 | £12,188 | £0 | £0 | -£3 | -£2,102 |
| Year 5 | £18,584 | £6,035 | £12,188 | £0 | £69 | £293 | -£1,809 |
Rent by the room upside
What we verified
6006
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▾
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 heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 30.0%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,438
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£1,809
Acquisition costs
25% deposit£62,500
Stamp duty£15,000
Refurb£17,049
Legal + survey£2,150
Mortgage + broker£4,750
Cash needed£101,449
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
Call us 9AM - 9PM -7 days a week, 365 days a year!
Unlock the potential of Locketts Court, a spacious family home ready to make your own! This substantial four bedroom detached home offers generous accommodation, plenty of potential and the benefit of no upward chain. Located in Cannock, the property is within walking distance of local shops, with supermarkets, the nearby train station and a wider range of amenities also close by.
Inside, the accommodation begins with an en…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice