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Year 5 disposal
BMV -3%
⊞ View all 10
50/ 100
Caution
Real 11.41% return before costs but flagged risks need pricing in.
Why it works
- 11.41% return before costs — above-market
- Priced below market -3% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC C — MEES compliant
Why to be cautious
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£161/mo
Barely breaks even each month
Price vs market
Below market value
-3% vs 12 sold · interior unseen
Return · IRR
3.1%/yr
Modest annualised return
Cash left in
£68K
Stays in after refinancing at value
Price £175KCash to buy £72KReturn before costs on price 11.41%5-yr return on cash 22%Rent est. £1,664 (£1,406–£1,969)
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: £1,406–£1,969/mo · n=163
Financing
DepositYour cash in — the rest is the mortgage25% · £43,750
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 (£9,419–£17,581 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £131,250 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£161
after mortgage, operating costs & tax
Rent in£1,664/mo gross
£1,600/mo collected · £64/mo lost to voids
Where it goes
£711Mortgage£690Costs
£161/mo left as profit · 10% of rent kept
Mortgage£711
Costs£690
Management£166
Maintenance£67
Insurance£20
CapEx reserve£83
Voids + council tax£8
Service charge + ground rent£241
Ltd co. accounts£104
Tax£38
Profit+£161
Returns
Return before costs on price11.41%
Cash return on cash2.70%
Gross margin£910
Cash needed£71,683
Monthly profit payback37y 1m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.25
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 | £19,968 | £8,278 | £8,531 | £0 | £600 | £2,559 | £2,559 |
| Year 2 | £20,567 | £8,526 | £8,531 | £0 | £667 | £2,843 | £5,402 |
| Year 3 | £21,184 | £8,782 | £8,531 | £0 | £735 | £3,136 | £8,538 |
| Year 4 | £21,820 | £9,045 | £8,531 | £0 | £806 | £3,437 | £11,975 |
| Year 5 | £22,474 | £9,317 | £8,531 | £0 | £879 | £3,747 | £15,722 |
Disposal gain (gross)-£10,924
CGT£0
Net Disposal proceeds£188,384
What we verified
What we verified
33053 ok · 3 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
Verify
Lender impact
No EWS1 / floor info in description. Buildings > 11 m need EWS1 or PAS 9980 — confirm height + status with the agent before offering.
Verify with lender
A1/A2 = mortgageable · B1 = mortgageable with plan · B2 = remediation required
RICS EWS1 guidance →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 profileStudent let
Tenant profilelikely cohortM3 4NA · 2 bed
Primary profile
Student let
Nearest university
for student-let assessment
Manchester Metropolitan · 1 km
Reason
1 km from a major UK university — student couples / individuals dominate 2-bed lets here.
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
2-bed · 2-bath · 810 sqft
£25k–£49k
£ per sqft
building cost only
£31–£61
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£5,670–£10,530
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,910–£17,010
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history339d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£180,500 in 2018 → £175,000 asking
-3.0%in 8y
- 2018£180,500-16.4% in 13y
- 2005£216,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Short-stay let / Airbnb wins — +£1,246/mo · £891/mo ahead of Council lease
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 11.41% | +£161 | £71,683 | 21.9% | Low | Feasible |
| Housing-benefit rent | 5.99% | -£502 | £71,683 | -34.9% | Med | Feasible |
| Council lease | 11.41% | +£355 | £71,683 | 34.5% | Low | Feasible |
| Refurb & refinance | 11.41% | +£161 | £85,456 | 18.4% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 31.25% | +£1,246 | £71,683 | 113.9% | High | Feasible |
| Buy, improve & sell | 0.00% | -£432 | £204,331 | 2% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context284 active short-lets nearby
Short-let market context
- 284 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Central Greater Manchester · cap £873/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Central Greater Manchester
- LHA monthly cap:
- £873
- Scheme type:
- PSL
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
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
Local lettings demandby strategyLive area data
Short-stay let62% occupancy
£242/night ADR
Based on 21 short-let comps nearby
Rent by the room conversion upside
-£109/mo cash flow vs Rent it out if converted to Rent by the room
16.46% Return before costs on price converted vs 11.41% as-is
As-is Rent it out
Monthly profit+£376
Return before costs on price11.41%
Cash needed£55,648
If converted to Rent by the room
Monthly profit+£267
Return before costs on price16.46%
Cash needed£71,648
Δ vs Rent it out Monthly profit-£109
Show conversion detail
Cannot Rent by the room:Only 2 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Conversion cost estimate
£44,000
Range: £37,400 – £52,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 62% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 61% (306 decisions)
≈0.0% within 100 m vs 10% policy
£54,780–£103,010full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 2 × bathroom£12,300–£22,550
- Rewire£3,600–£6,300
- Replumb£2,700–£5,400
- Windows£9,000–£16,200
- Paint + decor£7,200–£13,500
- Flooring£10,800–£20,700
Comparables
sold within 0.5 miWide · CV 36.0%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Manchester City-wide HMO Article 4
≈0.0% within 100 m vs 10% policy
Tax treatment
Annual gross rent£19,968
Section 24 credit£0
Annual tax due£600
Post-tax Monthly profit annual£1,791
Exit costs
Projected sale price (5y · 2%/yr growth)£193,214
Capital gain (pre-CGT)£18,214
Sale costs (~2.5%)£4,830
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£15,722
Rates as of Oct 2024
Acquisition costs
£71,683cash neededPurchase price£175,000
Deposit (25%)£43,750
Stamp duty+5% additional-property surcharge£9,750
Refurb£12,558
Legal + survey£2,000
Mortgage fees£3,625
Total cash neededdeposit + costs (loan covers the rest)£71,683
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A great opportunity to purchase a 2 bedroom apartment within this modern development set just off Deansgate. Well presented throughout and enjoying a pleasant location opposite the Castlefield Urban Heritage Park. Developer funding pledge in place for pending fire safety remedial works, please contact the office for more information. No chain. EPC Rating C.
IMPORTANT NOTE TO POTENTIAL PURCHASERS & TENANTS: We endeavour to make our particulars accurate and reliable, however,…
Floor plans
Nearby active comparables20 rentals
Comparable rentals
M3 · same beds + typeMedian nearby: £1,650/mo · 19 of 20 already let-£14 vs our est
- Anaconda cut, 100 Greengate, M3Let2b£1,675/moMay 2026
- Anaconda cut, 100 Greengate, M3Let2b£1,725/moMay 2026
- Anaconda cut, 100 Greengate, M3 7NGLet2b£1,700/moMay 2026
- Anaconda cut, 100 Greengate, M3Let2b£1,835/moMay 2026
- Anaconda cut, 100 Greengate, M3Let2b£1,750/moMay 2026
- Cortland at Colliers Yard, Salford, M3Let2b£1,820/moMay 2026
- Stanley Street, Manchester, Greater M…Let2b£1,482/moMay 2026
- Novella Apartments 15 Stanley Street…Let2b£1,725/moMay 2026
- Goodwin Building, 41 Potato Wharf, Ca…Let2b£1,400/moMay 2026
- Regent Road, Manchester, M3Let2b£1,450/moMay 2026
- The Slate Yard, M3Let2b£1,470/moMay 2026
- Riverview, M3Let2b£1,625/moMay 2026
- Riverbank Tower, Bridgewater Street,…Let2b£1,000/moMay 2026
- Cortland at Colliers Yard, Salford, M3Let2b£2,080/moMay 2026
- Manchester, Greater Manchester, M3Let2b£1,415/moMay 2026
- Admin Building, 6 New Bridge Street,…Let2b£1,250/moMay 2026
- Manchester, Greater Manchester, M3Let2b£1,590/moMay 2026
- Beetham Tower, 301 Deansgate, M3 4LX2b£3,000/moMay 2026
- Stanley Street, Manchester, Greater M…Let2b£2,000/moMay 2026
- Vie Building, Water StreetLet2b£1,250/moMay 2026
Other deals nearby
M3 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Reeds Rains
About this listing
339 days · RightmovePrice history
5-year price trend
Monthly profit
+£161
Cash needed
£72K
Return after costs
2.70%
IRR
3.14%
Listed 339d ago
Collier Street, Manchester, M3
flat · 2 bed · 2 bath
£175,000
est £1,664 · 11.41% gross
Chain freeEPC C
Priced below market
1 / 10
50/100
Caution
Real 11.41% — fundamentals work.
Priced below market -3% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
11.41% Return before costs — above-market
Chain free
Price
£175K
3% below sold comps
Return before costs
11.41%
est rent £1,664/mo163 comps within 500 mRange £1,406–£1,969/mo (Q1–Q3)
Bedrooms
2
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: £1,406–£1,969/mo · n=163
Financing
DepositYour cash in — the rest is the mortgage25% · £43,750
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 (£9,419–£17,581 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £131,250 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£161
after mortgage, operating costs & tax
Rent in£1,664/mo gross
£1,600/mo collected · £64/mo lost to voids
Where it goes
£711Mortgage£690Costs
£161/mo left as profit · 10% of rent kept
Mortgage£711
Costs£690
Management£166
Maintenance£67
Insurance£20
CapEx reserve£83
Voids + council tax£8
Service charge + ground rent£241
Ltd co. accounts£104
Tax£38
Profit+£161
Returns
Return before costs on price11.41%
Cash return on cash2.70%
Gross margin£910
Cash needed£71,683
Monthly profit payback37y 1m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.25
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context284 active short-lets nearby
Short-let market context
- 284 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Central Greater Manchester · cap £873/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Central Greater Manchester
- LHA monthly cap:
- £873
- Scheme type:
- PSL
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
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 | £19,968 | £8,278 | £8,531 | £0 | £600 | £2,559 | £2,559 |
| Year 2 | £20,567 | £8,526 | £8,531 | £0 | £667 | £2,843 | £5,402 |
| Year 3 | £21,184 | £8,782 | £8,531 | £0 | £735 | £3,136 | £8,538 |
| Year 4 | £21,820 | £9,045 | £8,531 | £0 | £806 | £3,437 | £11,975 |
| Year 5 | £22,474 | £9,317 | £8,531 | £0 | £879 | £3,747 | £15,722 |
Rent by the room upside
What we verified
5306
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeLeasehold
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
Service chargeReduces net yield£2,741/yr
Ground rentDoubling clauses kill mortgageability£150/yr
Area▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile▾
Tenant profileBeds + postcode heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miWide · CV 36.0%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,706
Annual rental tax£454
CGT yr 5£0 · company level
5y net total£15,722
Acquisition costs
25% deposit£43,750
Stamp duty£9,750
Refurb£12,558
Legal + survey£2,000
Mortgage + broker£3,625
Cash needed£71,683
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
A great opportunity to purchase a 2 bedroom apartment within this modern development set just off Deansgate. Well presented throughout and enjoying a pleasant location opposite the Castlefield Urban Heritage Park. Developer funding pledge in place for pending fire safety remedial works, please contact the office for more information. No chain. EPC Rating C.
IMPORTANT NOTE TO POTENTIAL PURCHASERS & TENANTS: We endeavour to make our particulars accurate and reliable, however,…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice