# 2 bedroom retirement property for sale (B8 2LS)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 5, EMERALD COURT, 960A, ALUM ROCK ROAD, BIRMINGHAM, WEST MIDLANDS B8 2LS |
| Price | £59,950 |
| Bedrooms | 2 |
| Construction age | England and Wales: 1983-1990 |
| Floor area | 50 m² |
| Last sold | £55,000 Mar 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 03/09/2034
- **Current heating cost:** £842/year
- **Est. upgrade cost to C:** £7,515

### Recommendations
- W2 (£4,000 - £6,000)
- E (£15)
- L2 (£1,200 - £1,800)
- X (£1,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0310-2084-7410-2904-4261)

## Description

A ground floor 2 bedroom warden controlled flat. Electric heating and majority double glazed windows. The service charge which includes ground rent is approximately £123.35 per calendar month.

Emerald Court is a small cul de sac of purpose built retirement flats located off the main Alum Rock Road (number 960a).  

The cul de sac has a security car park and ample parking space to the front, with the flats located behind neat lawned foregardens with full length pathway approach.

5 Emerald Court is built of traditional two storey brick construction and is surmounted by a pitched tiled roof (with the accommodation all on the ground floor).

The property is leasehold for a term 99 years (less 1 day) from 27th March 1986.  

The Service Charge which includes Ground Rent and Buildings 

Insurance is approximately £123.35 per

calendar month.

**The Accommodation Briefly Comprises** - 

**On The Ground Floor** - 

**Hardwood Front Door Porch Entrance** - Front door leading to

**Lounge (Front)** - 15'2  X  11'3 (4.62m X 3.43m) - Electric night storage heater.

UPVC double glazed window.

**Kitchen (Front)** - 12'9  X  6'4 (3.89m X 1.93m) - Single drainer stainless steel sink unit with double door base unit below.

Further double door base unit.   

Three double door and a single door wall unit.

Plumbing for automatic washing machine.

Electric cooker point.,

UPVC double glazed window.

**Inner Hallway** - With electric radiator.

Off is an understairs store and a separate airing cupboard housing the lagged hot copper cylinder water tank.

**Bedroom 1 (Rear)** - 15'1  X  9'2 (4.60m X 2.79m) - Two double door built in wardrobes.

Electric night storage heater.

UPVC double glazed window.

**Bedroom 2 (Rear)** - 9'7  X  6'7 (2.92m X 2.01m) - Electric radiator.

UPVC double glazed door and window.

**Bathroom                                                                                             7'6  X  5'3** - Having an avocado green bathroom suite comprising panelled in bath, wash hand basin, low flush w.c.  

Hardwood framed double glazed window.

**Outside** - Communal gardens.

Mains drainage, electricity and water are connected together with electric  heating and telephone, subject to BT / Cable Regulations

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## Property Photos

- ![Photo](/listings/photos/30688383/1666634)
- ![Photo](/listings/photos/30688383/1666635)
- ![Photo](/listings/photos/30688383/1666636)
- ![Photo](/listings/photos/30688383/1666637)

## EPC Graphs

- ![EPC 1](/listings/photos/30688383/1666638) - EPC 1

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #16755944
- **Address:** 960, Alum Rock Road, B8 2LS
- **Certificate Issued:** 17/04/2025
- **Work Completed:** 24/03/2025
- **Items:** 7 window(s)

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| EMERALD COURT, 960A FLAT 5 ALUM ROCK ROAD, BIRMINGHAM, WEST MIDLANDS, B8 2LS | £55,000 | 27/03/2026 | Flat |
| EMERALD COURT, 960A FLAT 5 ALUM ROCK ROAD, BIRMINGHAM, WEST MIDLANDS, B8 2LS | £55,000 | 06/02/2015 | Flat |
| EMERALD COURT, 960A FLAT 5 ALUM ROCK ROAD, BIRMINGHAM, WEST MIDLANDS, B8 2LS | £19,966 | 08/12/1995 | Flat |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 1001 ALUM ROCK ROAD, BIRMINGHAM, WEST MIDLANDS, B8 2LY | £175,000 | 08/07/2025 | Other |
| 892 WASHWOOD HEATH ROAD, BIRMINGHAM, WEST MIDLANDS, B8 2NB | £60,000 | 26/08/2022 | Other |
| 838 - 838A WASHWOOD HEATH ROAD, BIRMINGHAM, WEST MIDLANDS, B8 2NL | £475,000 | 09/12/2021 | Other |

**Area average:** £236,667 (3 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £362,786 (7 Other, B8, 2024–2026)
- **Deviation:** -83.5%

## Rental Range

*ONS Price Index of Private Rents (Birmingham). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £981/mo
- **Realistic:** £1,090/mo
- **Optimistic:** £1,199/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Birmingham (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £748/mo

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Terraced House, Webbcroft Road, B33 | £1,250/mo | 2 | 0.99 miles | OpenRent |
| 2 Bed Flat, Flaxley Close, B33 | £1,250/mo | 2 | 0.99 miles | OpenRent |

**Average rent: £1,250/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 2.09% (strong)
- **Max investor price (0.8%):** £156,250
- **Target investor price (1%):** £125,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,250/mo).*

- **Gross yield:** 25%
- **Cost-to-rent:** 4×
- **Monthly cashflow:** £864/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 59.6%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Price per Square Metre

- **£/m²:** £1,199/m²

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **10y growth:** 618.6%

## House Price Index (HM Land Registry)

*Official index for Birmingham; All dwelling types series; as of May 2026.*

- **1y growth (index):** -0.2%
- **5y growth (index):** 14.7%
- **10y growth (index):** 51%

## Flood risk

- **Zone:** 2
- **Risk:** In flood risk area
- **Source:** Environment Agency Flood Risk Areas (APSFR)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)