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Year 5 disposal
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37/ 100
Weak
9.37% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.72% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC C — MEES compliant
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£5/mo — mildly negative — equity build may cover
- -0.1% 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
−£5/mo
You top up £5/mo
Price
£325K
No local sold comps to compare
Return · IRR
-0.1%/yr
Loses money over 5 years
Cash to get in
£131K
Deposit + fees + refurb
Return before costs on price · Rent by the room 9.37%5-yr return on cash 6%Rent est. £2,090 (£1,825–£2,393)
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: £1,825–£2,393/mo · n=14
Financing
DepositYour cash in — the rest is the mortgage25% · £81,250
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 (£13,972–£26,081 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £243,750 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£5
after mortgage, operating costs & tax
Rent in£2,090/mo gross
£2,010/mo collected · £80/mo lost to voids
Where it goes
£1,320Mortgage£695Costs
Outgoings exceed rent — you top up £5/mo
Mortgage£1,320
Costs£695
Management£209
Maintenance£67
Insurance£28
CapEx reserve£105
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£5
Returns
Return before costs on price7.72%
Cash return on cash-0.05%
Gross margin£1,315
Cash needed£130,779
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.52
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 | £25,080 | £8,337 | £15,844 | £0 | £171 | £728 | £728 |
| Year 2 | £25,832 | £8,587 | £15,844 | £0 | £266 | £1,136 | £1,864 |
| Year 3 | £26,607 | £8,845 | £15,844 | £0 | £365 | £1,554 | £3,418 |
| Year 4 | £27,406 | £9,110 | £15,844 | £0 | £466 | £1,986 | £5,403 |
| Year 5 | £28,228 | £9,383 | £15,844 | £0 | £570 | £2,431 | £7,834 |
Disposal gain (gross)-£18,798
CGT£0
Net Disposal proceeds£349,856
What we verified
What we verified
42064 ok · 2 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
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
Address-matched (ground truth)Band 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 cohortSK4 2AL · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Manchester · 7.1 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 · 1119 sqft
£31k–£60k
£ per sqft
building cost only
£27–£54
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£7,833–£14,547
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,309–£23,499
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 history256d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£149,000 in 2014 → £325,000 asking
+118.1%in 12y
- 2014£149,000+7.2% in 9y
- 2005£139,000—
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 — +£1,121/mo · £601/mo ahead of Rent by the room
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 7.72% | -£5 | £130,779 | 6.0% | Low | Feasible |
| Housing-benefit rent | 5.15% | -£657 | £130,779 | -23.0% | Med | Feasible |
| Council lease | 7.72% | +£236 | £130,779 | 14.5% | Low | Feasible |
| Refurb & refinance | 7.72% | -£5 | £154,481 | 5.1% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 19.56% | +£1,121 | £130,779 | 57.9% | High | Feasible |
| Buy, improve & sell | 0.00% | -£374 | £376,106 | 4% | Med | Feasible |
| Rent by the room | 5.33% * | +£520 | £124,940 | — | — | Feasible |
* Rent by the room shows net yield on cost for the audited HMO conversion deal (post-conversion, after running costs) — not gross like the other rows. Its 5-yr ROI reads “—” because the audited deal is a year-one snapshot; the HMO conversion panel below shows the cash-back / payback horizon.
Short-let (SA) context446 active short-lets nearby
Short-let market context
- 446 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Southern Greater Manchester · cap £1,396/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Southern Greater Manchester
- LHA monthly cap:
- £1,396
- Scheme type:
- other
- Premium:
- +800% 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
Local lettings demandby strategyLive area data
Short-stay let36% occupancy
£487/night ADR
Based on 11 short-let comps nearby
Rent by the room conversion upside
-£438/mo cash flow vs Rent it out if converted to Rent by the room
8.86% Return before costs on price converted vs 7.72% as-is
£325k → 5-bed HMO @ ~£584/room: £2,856 pcm gross, ~£1,637 pcm net (5.3% net on £369k all-in incl. ~£19k works); needs +1 bathroom; GDV ~£218k → refinance releases ~£-80k (~£205k left in). Upside: 1 small room → en-suite/bath (adds rent + supplies the extra bathroom)
medium confidence
Unlocks ~£7,617/yr extra rent
4 → 5 lettable rooms · ~6.2% 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 7 habitable rooms (4 beds + 3 reception(s)) in 106 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 5 lettable rooms (0 double, 1 single); sized to Stockport adopted standard (6.51/10.22 m²; HMO Recommended Standards, Stockport Council (Section 10 Space Standards, undated)); kitchen 7.4 m² is below the ~7.5 m² standard for 5 occupants — extend/relocate kitchen within the works; adds ~£635/mo; 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 → 5 bed HMO+1 single5.33% net on cost4.99% cash-on-cashuplift 4.97% → 6.15%
💷 Refinance could release ~-£80,056
HMO licence+1 bathroom needed
Sized to Stockport'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.
Room mix (4 lettable rooms)
2× Double @ £630/mo1× Single @ £550/mo1× En-suite @ £729/mo
≈ £2,539/mo gross room income
As-is Rent it out
Monthly profit+£181
Return before costs on price7.72%
Cash needed£93,148
If converted to Rent by the room
Monthly profit-£257
Return before costs on price8.86%
Cash needed£109,148
Δ vs Rent it out Monthly profit-£438
+1 room (5 total)
Monthly profit+£245
Return before costs on price11.72%
Cash needed£119,148
Extra rent+£635/mo
Show conversion detail
Conversion cost estimate
£28,600
Range: £22,000 – £37,400
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£62,883–£118,121full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 2 × bathroom£12,300–£22,550
- Rewire£4,476–£7,833
- Replumb£3,357–£6,714
- Windows£11,190–£20,142
- Paint + decor£8,952–£16,785
- Flooring£13,428–£25,737
Based on 3319 HMO comps within 5.6 km
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodMersey Vale Primary SchoolPrimary · Community school · SK4 2BZ
- GoodSt Anne's RC Voluntary AcademySecondary · Academy sponsor led · SK4 2QP
- Not ratedBrinksway SchoolNot applicable · Other independent special school · SK4 2HG
- Not ratedNorris Bank Primary SchoolPrimary · Academy converter · SK4 2NF
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£25,080
Section 24 credit£0
Annual tax due£171
Post-tax Monthly profit annual-£236
Exit costs
Projected sale price (5y · 2%/yr growth)£358,826
Capital gain (pre-CGT)£33,826
Sale costs (~2.5%)£8,971
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£7,834
Rates as of Oct 2024
Acquisition costs
£130,779cash neededPurchase price£325,000
Deposit (25%)£81,250
Stamp duty+5% additional-property surcharge£22,500
Refurb£18,629
Legal + survey£2,525
Mortgage fees£5,875
Total cash neededdeposit + costs (loan covers the rest)£130,779
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
This well-presented four bedroom, two bathroom semi-detached family home is situated on a quiet cul-de-sac and offers spacious and versatile accommodation arranged over three floors, ideal for modern family living. The property has benefited from a number of significant recent improvements, ensuring a high standard of finish throughout and peace of mind for prospective buyers.
The ground floor opens with a welcoming entrance hallway leading into a bright and generously propo…
Floor plans
Listing metarightmove · TAUK
About this listing
256 days · RightmovePrice history
5-year price trend
Monthly profit
−£5
Cash needed
£131K
Return after costs
-0.05%
IRR
-0.13%
Listed 256d ago
22, HAMILTON CRESCENT, STOCKPORT, SK4 2AL
✓ Verified address
semi-detached · 4 bed · 2 bath · 1,141 sqft (EPC)
Agent listing: 1,119 sqft (-2%)
£325,000
est £2,090 · 7.72% gross
EPC C
1 / 19
37/100
Marginal
9.37% Rent by the room strategy — market rent unverified, verify locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.72% Return before costs — above-market
Price
£325K
Return before costs (best)
9.37%
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: £1,825–£2,393/mo · n=14
Financing
DepositYour cash in — the rest is the mortgage25% · £81,250
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 (£13,972–£26,081 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £243,750 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£5
after mortgage, operating costs & tax
Rent in£2,090/mo gross
£2,010/mo collected · £80/mo lost to voids
Where it goes
£1,320Mortgage£695Costs
Outgoings exceed rent — you top up £5/mo
Mortgage£1,320
Costs£695
Management£209
Maintenance£67
Insurance£28
CapEx reserve£105
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£5
Returns
Return before costs on price7.72%
Cash return on cash-0.05%
Gross margin£1,315
Cash needed£130,779
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.52
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context446 active short-lets nearby
Short-let market context
- 446 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Southern Greater Manchester · cap £1,396/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Southern Greater Manchester
- LHA monthly cap:
- £1,396
- Scheme type:
- other
- Premium:
- +800% 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 | £25,080 | £8,337 | £15,844 | £0 | £171 | £728 | £728 |
| Year 2 | £25,832 | £8,587 | £15,844 | £0 | £266 | £1,136 | £1,864 |
| Year 3 | £26,607 | £8,845 | £15,844 | £0 | £365 | £1,554 | £3,418 |
| Year 4 | £27,406 | £9,110 | £15,844 | £0 | £466 | £1,986 | £5,403 |
| Year 5 | £28,228 | £9,383 | £15,844 | £0 | £570 | £2,431 | £7,834 |
Rent by the room upside
What we verified
5106
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
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
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£3,169
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£7,834
Acquisition costs
25% deposit£81,250
Stamp duty£22,500
Refurb£18,629
Legal + survey£2,525
Mortgage + broker£5,875
Cash needed£130,779
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
This well-presented four bedroom, two bathroom semi-detached family home is situated on a quiet cul-de-sac and offers spacious and versatile accommodation arranged over three floors, ideal for modern family living. The property has benefited from a number of significant recent improvements, ensuring a high standard of finish throughout and peace of mind for prospective buyers.
The ground floor opens with a welcoming entrance hallway leading into a bright and generously propo…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice