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Year 5 disposal
BMV -12%
⊞ View all 17
60/ 100
Solid
10.11% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 10.11% return before costs — above-market
- Priced below market -12% 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
- Monthly profit −£70/mo — mildly negative — equity build may cover
- -1.6% 5y IRR — capital outlay disproportionate to returns
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£70/mo
You top up £70/mo
Price vs market
Below market value
-12% vs 12 sold · interior unseen
Return · IRR
-1.6%/yr
Loses money over 5 years
Cash left in
£35K
Stays in after refinancing at value
Price £140KCash to buy £49KReturn before costs on price 10.11%5-yr return on cash 1%Rent est. £1,180 (£998–£1,395)
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: £998–£1,395/mo · n=31
Financing
DepositYour cash in — the rest is the mortgage25% · £35,000
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 (£1,181–£2,205 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £105,000 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
-£70
after mortgage, operating costs & tax
Rent in£1,180/mo gross
£1,135/mo collected · £45/mo lost to voids
Where it goes
£569Mortgage£636Costs
Outgoings exceed rent — you top up £70/mo
Mortgage£569
Costs£636
Management£118
Maintenance£67
Insurance£20
CapEx reserve£59
Voids + council tax£6
Service charge + ground rent£262
Ltd co. accounts£104
Tax—
Shortfall−£70
Returns
Return before costs on price10.11%
Cash return on cash-1.72%
Gross margin£498
Cash needed£48,975
Monthly profit paybackn/a (monthly loss)
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 | £14,160 | £7,634 | £6,825 | £0 | £0 | -£299 | -£299 |
| Year 2 | £14,585 | £7,863 | £6,825 | £0 | £0 | -£103 | -£402 |
| Year 3 | £15,022 | £8,099 | £6,825 | £0 | £19 | £79 | -£323 |
| Year 4 | £15,473 | £8,342 | £6,825 | £0 | £58 | £248 | -£75 |
| Year 5 | £15,937 | £8,592 | £6,825 | £0 | £99 | £421 | £346 |
Disposal gain (gross)-£168
CGT£0
Net Disposal proceeds£150,707
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 profileMixed demand
Tenant profilelikely cohortM6 5RL · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Manchester Metropolitan · 3.3 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 · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- 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 history229d on market6 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£138,000 in 2024 → £140,000 asking
+1.4%in 2y
- 2024£138,000+68.3% in 5y
- 2019£82,000+24.2% in 6y
- 2013£66,000+10.0% in 4y
- 2009£60,000-40.0% in 3y
- 2006£99,950+2.0% in 2y
- 2004£98,000+30.7% in 1y
- 2003£75,000—
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 — +£286/mo · £206/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 | 10.11% | -£70 | £48,975 | 0.7% | Low | Feasible |
| Housing-benefit rent | 7.48% | -£376 | £48,975 | -35.9% | Med | Feasible |
| Council lease | 10.11% | +£80 | £48,975 | 13.9% | Low | Feasible |
| Refurb & refinance | 10.11% | -£70 | £56,605 | 0.6% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 20.25% | +£286 | £48,975 | 40.9% | High | Feasible |
| Buy, improve & sell | 0.00% | -£453 | £151,505 | 8% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context288 active short-lets nearby
Short-let market context
- 288 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 let36% occupancy
£217/night ADR
Based on 39 short-let comps nearby
Rent by the room conversion upside
+£209/mo cash flow vs Rent it out if converted to Rent by the room
20.57% Return before costs on price converted vs 10.11% as-is
As-is Rent it out
Monthly profit+£168
Return before costs on price10.11%
Cash needed£46,898
If converted to Rent by the room
Monthly profit+£377
Return before costs on price20.57%
Cash needed£62,898
Δ vs Rent it out Monthly profit+£209
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
Blocked — over-concentration · 25% likely
high confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- BLOCK: HMO concentration ~10.0% within 100m would exceed the 10% policy threshold (10 known HMOs nearby)
- local council HMO approval rate 73% (291 decisions)
10 known HMOs within 100 m · ≈10% within 100 m vs 10% policy — ⚠ adding an HMO may breach the council saturation policy
£44,530–£84,000full refurb + room split
⚠️ Capped at 60% of £140,000 asking (£84,000). Raw model: £48,630–£91,735. Verify with a surveyor before offering.
What's in this cost
- Kitchen£8,406–£16,812
- 1 × bathroom£5,631–£10,324
- Rewire£3,296–£5,769
- Replumb£2,472–£4,945
- Windows£8,241–£14,834
- Paint + decor£6,593–£12,362
- Flooring£9,889–£18,955
Comparables
sold within 0.5 miWide · CV 38.6%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)
10 known HMOs within 100 m · ≈10% within 100 m vs 10% policy
⚠ Over the HMO saturation threshold here — a new HMO may be refused.
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- Not ratedKing of KingsNot applicable · Other independent school · M6 5YD
- Not ratedHoly Family VA RC Primary SchoolPrimary · Voluntary aided school · M6 5WX
- Not ratedWillow Tree Primary SchoolPrimary · Community school · M6 5TJ
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£14,160
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£844
Exit costs
Projected sale price (5y · 2%/yr growth)£154,571
Capital gain (pre-CGT)£14,571
Sale costs (~2.5%)£3,864
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£346
Rates as of Oct 2024
Acquisition costs
£48,975cash neededPurchase price£140,000
Deposit (25%)£35,000
Stamp duty+5% additional-property surcharge£7,300
Refurb£1,575
Legal + survey£2,000
Mortgage fees£3,100
Total cash neededdeposit + costs (loan covers the rest)£48,975
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
GUIDE PRICE BETWEEN £140,000 AND £150,000CLOSE TO CITY CENTRE SALFORD UNIVERSITIES This immaculate two-bedroom flat is offered for sale in a sought after urban area of Salford, within easy reach of Manchester city centre. Ideal for first time buyers and investors, the property is presented in excellent condition with an EPC rating of C and Council Tax Band A.
The accommodation features an open-plan reception room with large windows and a Juliet balcony, providing good natura…
Floor plans
Nearby active comparables4 rentals · 5 deals
Comparable rentals
M6 · same beds + typeMedian nearby: £1,200/mo · 4 of 4 already let+£20 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 · Reeds Rains
About this listing
229 days · RightmovePrice history
5-year price trend
Monthly profit
−£70
Cash needed
£49K
Return after costs
-1.72%
IRR
-1.58%
Listed 229d ago
QUINCE HOUSE, 2 APARTMENT 16, MILTON PLACE, SALFORD, M6 5RL
✓ Verified address
flat · 2 bed · 1 bath
£140,000
est £1,180 · 10.11% gross
EPC C
Priced below market
1 / 17
60/100
Solid
10.11% — verify the rent + comps locally.
Priced below market -12% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.11% Return before costs — above-market
Price
£140K
12% below sold comps
Return before costs
10.11%
est rent £1,180/mo31 comps within 1 kmRange £998–£1,395/mo (Q1–Q3)
Bedrooms
2
1 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: £998–£1,395/mo · n=31
Financing
DepositYour cash in — the rest is the mortgage25% · £35,000
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 (£1,181–£2,205 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £105,000 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
-£70
after mortgage, operating costs & tax
Rent in£1,180/mo gross
£1,135/mo collected · £45/mo lost to voids
Where it goes
£569Mortgage£636Costs
Outgoings exceed rent — you top up £70/mo
Mortgage£569
Costs£636
Management£118
Maintenance£67
Insurance£20
CapEx reserve£59
Voids + council tax£6
Service charge + ground rent£262
Ltd co. accounts£104
Tax—
Shortfall−£70
Returns
Return before costs on price10.11%
Cash return on cash-1.72%
Gross margin£498
Cash needed£48,975
Monthly profit paybackn/a (monthly loss)
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) context288 active short-lets nearby
Short-let market context
- 288 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 | £14,160 | £7,634 | £6,825 | £0 | £0 | -£299 | -£299 |
| Year 2 | £14,585 | £7,863 | £6,825 | £0 | £0 | -£103 | -£402 |
| Year 3 | £15,022 | £8,099 | £6,825 | £0 | £19 | £79 | -£323 |
| Year 4 | £15,473 | £8,342 | £6,825 | £0 | £58 | £248 | -£75 |
| Year 5 | £15,937 | £8,592 | £6,825 | £0 | £99 | £421 | £346 |
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£2,979/yr
Ground rentDoubling clauses kill mortgageability£172/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 38.6%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,365
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£346
Acquisition costs
25% deposit£35,000
Stamp duty£7,300
Refurb£1,575
Legal + survey£2,000
Mortgage + broker£3,100
Cash needed£48,975
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
GUIDE PRICE BETWEEN £140,000 AND £150,000CLOSE TO CITY CENTRE SALFORD UNIVERSITIES This immaculate two-bedroom flat is offered for sale in a sought after urban area of Salford, within easy reach of Manchester city centre. Ideal for first time buyers and investors, the property is presented in excellent condition with an EPC rating of C and Council Tax Band A.
The accommodation features an open-plan reception room with large windows and a Juliet balcony, providing good natura…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice