UK DatabaseListings19 Calverton Grove, Great Barr, Birmingham, Sandwell, B43 5SD
Yield Trap Advisory: High CapEx Risk (Sub-£100k Regional)

Properties listed under £100,000 boasting 33.57% gross yields frequently require substantial capital expenditure (£15,000 to £30,000+) in structural repairs, heating modernization, and EPC C energy efficiency retrofits to become lettable. Compare the raw asking metrics against all-in underwriting below.

Est. CapEx: +£21,000
Article 4 Direction Active (Birmingham)

Birmingham City Council operates a citywide Article 4 direction. High concentration caps (typically 10% within 100m) prevent new HMO grants. Permitted Development Class L rights have been removed. Converting this property into a 3–6 person House in Multiple Occupation (C4 HMO) requires full planning permission.

Planning Req.
19 Calverton Grove, Great Barr, Birmingham, Sandwell, B43 5SD
33.57% Gross YieldB43 ClusterFreehold
B43Semi-Detached

19 Calverton Grove, Great Barr, Birmingham, Sandwell, B43 5SD

Asking Price
£69,000
High Rental Yield Ranking
Net Cashflow+£1,474/mo
Est. Gross Rent£1,930/mo
25% Deposit£17,250
2026 SDLT£3,450
First Home 95% Mortgage£3,450 deposit (5%) • £0 FTB Stamp Duty
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View Original Listing on Portal

BTL Capital

Purchase Price£69,000
25% Cash Deposit£17,250
2026 5% SDLT£3,450
Legal & Survey Est.£1,500
Total Upfront Cash£22,200

First Home (95%)

FTB Route
5% Cash Deposit£3,450
FTB Stamp Duty£0 (£0 Relief)
30yr Repayment (5%)£352/mo
4.5× Income Needed£14,567/yr
Vs Local RentSAVE £1,578/MO

Operating Cashflow

Gross Monthly Rent+£1,930
75% Mortgage (5.2%)-£224
Agency & Void Buffer-£232
Estimated Net Annual£17,688/yr
Cash-on-Cash ROCE79.7% Return

Bank Stress Test (ICR)

PRA Stress Rate5.50%
Stress Interest Due£237/mo
Actual Rental Cover814% ICR
SPV / Ltd Co (125%)CLEARANCE PASS
Personal (145%)CLEARANCE PASS
CapEx, Refurbishment & EPC C Underwriting

True All-In Financial Underwriting

Real-world stress testing accounting for cosmetic refurbishment, structural wear, 10% contingency, and proposed 2028–2030 MEES EPC C compliance.

High CapEx Trap Check
Acquisition Cost
Asking: £69,000
£90,000
+£21,000 Refurb & EPC Budget
Gross Rental Yield
Headline: 33.57%
25.73% All-In
Based on £1,930/mo (£23,160/yr)
Total Cash Required
Raw Cash: £22,200
£43,200
Deposit + SDLT + Legal + Total Works
Net Annual ROCE
Raw ROCE: 79.7%
40.94% True
Net Rent / Total Cash Out-of-Pocket

Itemized CapEx Allocation

Base Refurbishment (MEDIUM REFURB)£15,000
10% Unforeseen Contingency Buffer+£1,500
EPC C Retrofit Allowance (Band D Baseline)+£4,500
Total Capital Expenditure Reserve£21,000

Includes loft insulation top-up, smart controls/TRVs, heating commissioning, and localized cosmetic upgrades.

BRRR Refinance & Equity Model (25% Uplift)

Target Gross Development Value (GDV)~£112,500
75% LTV Refinance Mortgage£84,375
Estimated Capital Recycled£43,200
Net Capital Left In Deal£0

Estimated equity uplift of £22,500 upon completion of works. Refinance subject to 6-month ownership rule and surveyor valuation.

Tenure & Service Charge

Freehold

Tenure Typefreehold
Unexpired TermN/A (Freehold Interest)
Est. Service Charge£0 / yr
Est. Ground Rent£0 / yr
Net Annual Tenure Deductions:-£0 / yr
Section 24 & SPV Modeling

SPV vs. Personal Name

Holding this property inside a Limited Company (SPV) saves approx. £4,251/yr in tax because 100% of mortgage interest is tax-deductible against 19% Corporation Tax.

Personal Tax (40% Higher Rate)£7,612 / yr
SPV Corporation Tax (19%)£3,361 / yr
Personal Post-Tax Cashflow£840 / mo
SPV Post-Tax Cashflow£1,194 / mo
Annual Tax Saved via SPV:+£4,251 / yr
HMO & Article 4 Planning

Article 4 Active (Birmingham)

Birmingham City Council operates a citywide Article 4 direction. High concentration caps (typically 10% within 100m) prevent new HMO grants.

Single Family AST Rent£1,930 / mo
Est. HMO Room Revenue£1,650 / mo
Bills & Utilities Buffer-£405 / mo
Mandatory Licensing (5+ beds)Standard HMO
Net HMO Monthly Uplift:+£-685 / mo vs AST

Institutional Investor Notice & 2026 Tax Rules:

Calculations account for the Autumn Budget residential second-home Stamp Duty surcharge (5% on the initial £250,000 bracket). Mortgage figures are simulated based on standard 75% LTV buy-to-let interest-only products at 5.2%. Independent professional conveyancing and financial advice should always be obtained prior to exchange of contracts.
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Model Stress Test