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Year 5 disposal
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84/ 100
Strong
Strong investment fundamentals.
Why it works
- Monthly profit +£363/mo from completion — the no.1 reason to invest
- 9.16% return before costs — above-market
- 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
+£363/mo
Pays you every month, net of costs
Price
£300K
No local sold comps to compare
Return · IRR
3.8%/yr
Modest annualised return
Cash to get in
£125K
Deposit + fees + refurb
Return before costs on price 9.16%5-yr return on cash 25%Rent est. £2,289 (£1,945–£2,694)
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: £1,945–£2,694/mo · n=1
Financing
DepositYour cash in — the rest is the mortgage25% · £75,000
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 (£17,026–£31,781 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £225,000 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
+£363
after mortgage, operating costs & tax
Rent in£2,289/mo gross
£2,201/mo collected · £88/mo lost to voids
Where it goes
£1,219Mortgage£534Costs£363Your profit
£363/mo left as profit · 16% of rent kept
Mortgage£1,219
Costs£534
Management£229
Maintenance£50
Insurance£28
CapEx reserve£114
Voids + council tax£9
Ltd co. accounts£104
Tax£85
Profit+£363
Returns
Return before costs on price9.16%
Cash return on cash3.47%
Gross margin£1,667
Cash needed£125,351
Monthly profit payback28y 10m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.81
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 | £27,468 | £6,411 | £14,625 | £0 | £1,222 | £5,210 | £5,210 |
| Year 2 | £28,292 | £6,604 | £14,625 | £0 | £1,342 | £5,722 | £10,931 |
| Year 3 | £29,141 | £6,802 | £14,625 | £0 | £1,466 | £6,248 | £17,179 |
| Year 4 | £30,015 | £7,006 | £14,625 | £0 | £1,593 | £6,791 | £23,971 |
| Year 5 | £30,915 | £7,216 | £14,625 | £0 | £1,724 | £7,351 | £31,321 |
Disposal gain (gross)-£21,907
CGT£0
Net Disposal proceeds£322,944
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
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 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 cohortCV4 9WH · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Birmingham City · 21 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 history18d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£180,000 in 2008 → £300,000 asking
+66.7%in 18y
- 2008£180,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Council lease wins — +£441/mo · £78/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 | 9.16% | +£363 | £125,351 | 25.0% | Low | Feasible |
| Housing-benefit rent | 3.99% | -£668 | £125,351 | -26.4% | Med | Feasible |
| ⭐ Council lease | 9.16% | +£441 | £125,351 | 25.3% | Low | Feasible |
| Refurb & refinance | 9.16% | +£363 | £149,431 | 21.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£182 | £353,931 | 2% | Med | Feasible |
| Rent by the room | 9.34% | -£376 | £125,351 | -6.3% | — | 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
-£550/mo cash flow vs Rent it out if converted to Rent by the room
9.60% Return before costs on price converted vs 9.16% as-is
🔓 +2 bedrooms potential
medium confidence4 → 6 lettable rooms
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 7 habitable rooms (4 beds + 3 reception(s)) in 137 m²; convert 2 spare room(s) to bedrooms, keeping one reception as the lounge → up to 6 lettable rooms (1 double, 0 single) (incl. the garage — convertible to a bedroom or the communal area); sized to Coventry adopted standard (6.51/10.22 m²; Amenities and Facilities Guide for HMOs (Coventry City Council, room-size/amenity table, doc dated Nov 2020, live-linked from current site); HMO licence fee page + Oct-2025 fee-update bulletin; Additional HMO Licensing Scheme 2025-2030); 1 room size(s) not printed on the plan — counted but unverified vs the standard; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); 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 → 6 bed HMO+1 double, +1 single
HMO licence
Sized to Coventry's adopted HMO standards
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.
As-is Rent it out
Monthly profit+£391
Return before costs on price9.16%
Cash needed£86,898
If converted to Rent by the room
Monthly profit-£159
Return before costs on price9.60%
Cash needed£102,898
Δ vs Rent it out Monthly profit-£550
Show conversion detail
Conversion cost estimate
£28,600
Range: £22,000 – £37,400
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£69,580–£130,610full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 2 × bathroom£12,300–£22,550
- Rewire£5,200–£9,100
- Replumb£3,900–£7,800
- Windows£13,000–£23,400
- Paint + decor£10,400–£19,500
- Flooring£15,600–£29,900
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodLeigh Church of England AcademyPrimary · Academy converter · CV4 9RQ
- Not ratedHereward College of Further Education16 plus · Further education · CV4 9SW
- Not ratedLimbrick Wood Primary SchoolPrimary · Academy converter · CV4 9QT
- Not ratedOur Lady of the Assumption Catholic Primary SchoolPrimary · Voluntary aided school · CV4 9LB
- Not ratedTemplars Primary SchoolPrimary · Community school · CV4 9DA
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£27,468
Section 24 credit£0
Annual tax due£1,222
Post-tax Monthly profit annual£4,153
Exit costs
Projected sale price (5y · 2%/yr growth)£331,224
Capital gain (pre-CGT)£31,224
Sale costs (~2.5%)£8,281
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£31,321
Rates as of Oct 2024
Acquisition costs
£125,351cash neededPurchase price£300,000
Deposit (25%)£75,000
Stamp duty+5% additional-property surcharge£20,000
Refurb£22,701
Legal + survey£2,150
Mortgage fees£5,500
Total cash neededdeposit + costs (loan covers the rest)£125,351
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
NO CHAIN!
YOPA Coventry is delighted to be offering for sale: a well-presented four-bedroom end of terrace house, built in 2008 and arranged over three floors in a popular residential area of Bannerbrook Park.
The ground floor offers a bright rear reception room with neutral carpeting and a feature wall, opening through double french doors to a conservatory with a glass roof and underfloor heating, creating an excellent additional living and dining space. The fitted kitc…
Floor plans
Nearby active comparables2 rentals
Comparable rentals
CV4 · same beds + typeMedian nearby: £739/mo · 2 of 2 already let-£1,550 vs our est
- Gerard Avenue, Coventry CV4Let4b£1,100/moJun 2025
- Gerard Avenue, Coventry, West Midland…Let4b£377/moJun 2025
Other deals nearby
CV4 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Yopa
About this listing
18 days · RightmovePrice history
5-year price trend
Monthly profit
+£363
Cash needed
£125K
Return after costs
3.47%
IRR
3.77%
Listed 18d ago
Summerhill Lane, Coventry, CV4
terraced · 4 bed · 2 bath
£300,000
est £2,289 · 9.16% gross
Chain free
1 / 30
84/100
Strong
Real 9.16% — fundamentals work.
Monthly profit +£363/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.16% Return before costs — above-market
Chain free
Price
£300K
Return before costs
9.16%
est rent £2,289/monot enough comparablesRange £1,945–£2,694/mo (Q1–Q3)
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: £1,945–£2,694/mo · n=1
Financing
DepositYour cash in — the rest is the mortgage25% · £75,000
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 (£17,026–£31,781 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £225,000 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
+£363
after mortgage, operating costs & tax
Rent in£2,289/mo gross
£2,201/mo collected · £88/mo lost to voids
Where it goes
£1,219Mortgage£534Costs£363Your profit
£363/mo left as profit · 16% of rent kept
Mortgage£1,219
Costs£534
Management£229
Maintenance£50
Insurance£28
CapEx reserve£114
Voids + council tax£9
Ltd co. accounts£104
Tax£85
Profit+£363
Returns
Return before costs on price9.16%
Cash return on cash3.47%
Gross margin£1,667
Cash needed£125,351
Monthly profit payback28y 10m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.81
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 | £27,468 | £6,411 | £14,625 | £0 | £1,222 | £5,210 | £5,210 |
| Year 2 | £28,292 | £6,604 | £14,625 | £0 | £1,342 | £5,722 | £10,931 |
| Year 3 | £29,141 | £6,802 | £14,625 | £0 | £1,466 | £6,248 | £17,179 |
| Year 4 | £30,015 | £7,006 | £14,625 | £0 | £1,593 | £6,791 | £23,971 |
| Year 5 | £30,915 | £7,216 | £14,625 | £0 | £1,724 | £7,351 | £31,321 |
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£2,925
Annual rental tax£1,021
CGT yr 5£0 · company level
5y net total£31,321
Acquisition costs
25% deposit£75,000
Stamp duty£20,000
Refurb£22,701
Legal + survey£2,150
Mortgage + broker£5,500
Cash needed£125,351
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
NO CHAIN!
YOPA Coventry is delighted to be offering for sale: a well-presented four-bedroom end of terrace house, built in 2008 and arranged over three floors in a popular residential area of Bannerbrook Park.
The ground floor offers a bright rear reception room with neutral carpeting and a feature wall, opening through double french doors to a conservatory with a glass roof and underfloor heating, creating an excellent additional living and dining space. The fitted kitc…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice