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Year 5 disposal
BMV -16%
⊞ View all 9
85/ 100
Strong
Strong investment fundamentals.
Why it works
- 10.07% return before costs — above-market
- Priced below market -16% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- 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
+£18/mo
Barely breaks even each month
Price vs market
Below market value
-16% vs 12 sold · interior unseen
Return · IRR
0.7%/yr
Modest annualised return
Cash left in
£35K
Stays in after refinancing at value
Price £120KCash to buy £52KReturn before costs on price 10.07%5-yr return on cash 9%Rent est. £1,007 (£950–£1,067)
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: £950–£1,067/mo · n=57
Financing
DepositYour cash in — the rest is the mortgage25% · £30,000
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 (£8,169–£15,249 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £90,000 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£18
after mortgage, operating costs & tax
Rent in£1,007/mo gross
£968/mo collected · £39/mo lost to voids
Where it goes
£488Mortgage£458Costs
£18/mo left as profit · 2% of rent kept
Mortgage£488
Costs£458
Management£101
Maintenance£67
Insurance£20
CapEx reserve£50
Voids + council tax£6
Service charge + ground rent£110
Ltd co. accounts£104
Tax£4
Profit+£18
Returns
Return before costs on price10.07%
Cash return on cash0.42%
Gross margin£510
Cash needed£51,692
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.99
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 | £12,084 | £5,499 | £5,850 | £0 | £140 | £595 | £595 |
| Year 2 | £12,447 | £5,664 | £5,850 | £0 | £177 | £756 | £1,351 |
| Year 3 | £12,820 | £5,833 | £5,850 | £0 | £216 | £920 | £2,272 |
| Year 4 | £13,205 | £6,008 | £5,850 | £0 | £256 | £1,090 | £3,362 |
| Year 5 | £13,601 | £6,189 | £5,850 | £0 | £297 | £1,265 | £4,627 |
Disposal gain (gross)-£9,715
CGT£0
Net Disposal proceeds£129,177
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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
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 profileMixed demand
Tenant profilelikely cohortM6 8AN · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Manchester Metropolitan · 5.7 km
Reason
Mixed-demand area without a single dominant tenant cohort. Local lettings agent can clarify.
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 · 1-bath · 585 sqft
£18k–£35k
£ per sqft
building cost only
£30–£60
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,095–£7,605
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,435–£12,285
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history248d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£42,000 in 2000 → £120,000 asking
+185.7%in 26y
- 2000£42,000+27.3% in 2y
- 1998£33,000—
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 — +£471/mo · £335/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 | 10.07% | +£18 | £51,692 | 9.0% | Low | Feasible |
| Housing-benefit rent | 8.73% | -£143 | £51,692 | -5.9% | Med | Feasible |
| Council lease | 10.07% | +£136 | £51,692 | 19.6% | Low | Feasible |
| Refurb & refinance | 10.07% | +£18 | £62,049 | 7.5% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 23.45% | +£471 | £51,692 | 61.1% | High | Feasible |
| Buy, improve & sell | 0.00% | -£301 | £143,249 | 1% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context406 active short-lets nearby
Short-let market context
- 406 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:
- other
- 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 let29% occupancy
£270/night ADR
Based on 5 short-let comps nearby
Rent by the room conversion upside
+£323/mo cash flow vs Rent it out if converted to Rent by the room
24.00% Return before costs on price converted vs 10.07% as-is
As-is Rent it out
Monthly profit+£118
Return before costs on price10.07%
Cash needed£41,898
If converted to Rent by the room
Monthly profit+£441
Return before costs on price24.00%
Cash needed£57,898
Δ vs Rent it out Monthly profit+£323
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
£48,400
Range: £41,800 – £57,200
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 72% likely
high confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 73% (291 decisions)
≈0.0% within 100 m vs 10% policy
£36,975–£70,000full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 1 × bathroom£6,150–£11,275
- Rewire£2,340–£4,095
- Replumb£1,755–£3,510
- Windows£5,850–£10,530
- Paint + decor£4,680–£8,775
- Flooring£7,020–£13,455
Comparables
sold within 0.5 miWide · CV 14.7%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Salford HMO Article 4 — 2018 HMO Article 4 Direction (official council polygon)
≈0.0% within 100 m vs 10% policy
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- Requires improvementBuile Hill AcademySecondary · Academy converter · M6 8RD
- Not ratedLight Oaks Infant SchoolPrimary · Community school · M6 8LU
- Not ratedLight Oaks Junior SchoolPrimary · Community school · M6 8LU
- Not ratedAll Hallows RC High SchoolSecondary · Voluntary aided school · M6 8AA
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£12,084
Section 24 credit£0
Annual tax due£140
Post-tax Monthly profit annual£131
Exit costs
Projected sale price (5y · 2%/yr growth)£132,490
Capital gain (pre-CGT)£12,490
Sale costs (~2.5%)£3,312
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£4,627
Rates as of Oct 2024
Acquisition costs
£51,692cash neededPurchase price£120,000
Deposit (25%)£30,000
Stamp duty+5% additional-property surcharge£6,000
Refurb£10,892
Legal + survey£2,000
Mortgage fees£2,800
Total cash neededdeposit + costs (loan covers the rest)£51,692
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Appropriately named St James Court as it has St James church standing proudly in the distance, here you will find a truly lovely building sat on Lancaster Road. This is one of the more quieter, owner occupied type of developments, pleasant and calm, it is also well maintained with communal gardens to enjoy. With this location you get a desired residential area with tree lined roads on your doorstep and for transport links there are numerous bus routes to choose from as well a…
Floor plans
Nearby active comparables4 rentals · 5 deals
Comparable rentals
M6 · same beds + typeMedian nearby: £1,200/mo · 4 of 4 already let+£193 vs our est
- The Maypole, 9 Broughton Road, M6 6LSLet2b£900/moMay 2026
- Lower Seedley Road, Manchester, Great…Let2b£1,100/moMay 2026
- Cholmondeley Road, Salford M6Let2b£1,450/moMay 2026
- Chasley Road, Salford, M6Let2b£1,300/moMay 2026
Listing metarightmove · Thornley Groves
About this listing
248 days · RightmovePrice history
5-year price trend
Monthly profit
+£18
Cash needed
£52K
Return after costs
0.42%
IRR
0.66%
Listed 248d ago
St James Court, Voltaire Avenue, Salford, M6
flat · 2 bed · 1 bath · 585 sqft
£120,000
est £1,007 · 10.07% gross
Priced below market
1 / 9
85/100
Strong
Real 10.07% — fundamentals work.
Priced below market -16% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.07% Return before costs — above-market
Price
£120K
16% below sold comps
Return before costs
10.07%
est rent £1,007/mo57 comps within 1.5 kmRange £950–£1,067/mo (Q1–Q3)
Bedrooms
2
1 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: £950–£1,067/mo · n=57
Financing
DepositYour cash in — the rest is the mortgage25% · £30,000
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 (£8,169–£15,249 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £90,000 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£18
after mortgage, operating costs & tax
Rent in£1,007/mo gross
£968/mo collected · £39/mo lost to voids
Where it goes
£488Mortgage£458Costs
£18/mo left as profit · 2% of rent kept
Mortgage£488
Costs£458
Management£101
Maintenance£67
Insurance£20
CapEx reserve£50
Voids + council tax£6
Service charge + ground rent£110
Ltd co. accounts£104
Tax£4
Profit+£18
Returns
Return before costs on price10.07%
Cash return on cash0.42%
Gross margin£510
Cash needed£51,692
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.99
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context406 active short-lets nearby
Short-let market context
- 406 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:
- other
- 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 | £12,084 | £5,499 | £5,850 | £0 | £140 | £595 | £595 |
| Year 2 | £12,447 | £5,664 | £5,850 | £0 | £177 | £756 | £1,351 |
| Year 3 | £12,820 | £5,833 | £5,850 | £0 | £216 | £920 | £2,272 |
| Year 4 | £13,205 | £6,008 | £5,850 | £0 | £256 | £1,090 | £3,362 |
| Year 5 | £13,601 | £6,189 | £5,850 | £0 | £297 | £1,265 | £4,627 |
Rent by the room upside
What we verified
3307
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▾
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
Service chargeReduces net yield£1,020/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 14.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,170
Annual rental tax£51
CGT yr 5£0 · company level
5y net total£4,627
Acquisition costs
25% deposit£30,000
Stamp duty£6,000
Refurb£10,892
Legal + survey£2,000
Mortgage + broker£2,800
Cash needed£51,692
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
Appropriately named St James Court as it has St James church standing proudly in the distance, here you will find a truly lovely building sat on Lancaster Road. This is one of the more quieter, owner occupied type of developments, pleasant and calm, it is also well maintained with communal gardens to enjoy. With this location you get a desired residential area with tree lined roads on your doorstep and for transport links there are numerous bus routes to choose from as well a…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice