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Year 5 disposal
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84/ 100
Strong
Strong investment fundamentals.
Why it works
- Monthly profit +£241/mo from completion — the no.1 reason to invest
- 10.07% return before costs — above-market
- 13.2% Rent by the room return before costs (net 7.06% after CapEx + bills) — conversion play
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- 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
+£241/mo
Pays you every month, net of costs
Price
£180K
No local sold comps to compare
Return · IRR
4.4%/yr
Modest annualised return
Cash to get in
£75K
Deposit + fees + refurb
Return before costs on price · Rent by the room 13.21%5-yr return on cash 27%Rent est. £1,510 (£1,506–£1,514)
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: £1,506–£1,514/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £45,000
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 (£10,940–£20,422 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £135,000 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
+£241
after mortgage, operating costs & tax
Rent in£1,510/mo gross
£1,452/mo collected · £58/mo lost to voids
Where it goes
£731Mortgage£424Costs£241Your profit
£241/mo left as profit · 17% of rent kept
Mortgage£731
Costs£424
Management£151
Maintenance£67
Insurance£20
CapEx reserve£76
Voids + council tax£6
Ltd co. accounts£104
Tax£56
Profit+£241
Returns
Return before costs on price10.07%
Cash return on cash3.84%
Gross margin£1,028
Cash needed£75,087
Monthly profit payback26y 1m
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 | £18,120 | £5,084 | £8,775 | £0 | £810 | £3,451 | £3,451 |
| Year 2 | £18,664 | £5,237 | £8,775 | £0 | £884 | £3,768 | £7,219 |
| Year 3 | £19,224 | £5,394 | £8,775 | £0 | £960 | £4,095 | £11,314 |
| Year 4 | £19,800 | £5,555 | £8,775 | £0 | £1,039 | £4,431 | £15,745 |
| Year 5 | £20,394 | £5,722 | £8,775 | £0 | £1,120 | £4,777 | £20,522 |
Disposal gain (gross)-£12,621
CGT£0
Net Disposal proceeds£193,766
What we verified
What we verified
51065 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Conversion approvability
Per-property planning assessment
Likely approvable72% likely
Confidence: high
- Article 4 direction applies — planning permission required for C3->C4 HMO
- concentration ~3.0% within 100m (3 known HMOs) — below the 10% threshold
- local council HMO approval rate 73% (291 decisions)
- this council refuses HMOs that would sandwich a family home between two HMOs — check both adjoining properties
- HMO count from this council's licensed-HMO register (a lower bound: non-licensable 3-4 person C4s are not on it)
Rent by the room concentration nearby
≈3.0% within 100 m vs 10% policy
3 known HMOs within 100 m
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 ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
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 cohortM6 5SW · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Manchester Metropolitan · 3.8 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
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
3-bed · 1-bath · 840 sqft
£22k–£44k
£ per sqft
building cost only
£27–£52
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,880–£10,920
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£9,240–£17,640
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 history224d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — +£1,179/mo · £765/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% | +£241 | £75,087 | 27.3% | Low | Feasible |
| Housing-benefit rent | 6.31% | -£221 | £75,087 | -9.0% | Med | Feasible |
| Council lease | 10.07% | +£415 | £75,087 | 38.1% | Low | Feasible |
| Refurb & refinance | 10.07% | +£241 | £89,922 | 22.8% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 27.04% | +£1,179 | £75,087 | 103.2% | High | Feasible |
| Buy, improve & sell | 0.00% | -£191 | £212,222 | 2% | Med | Feasible |
| Rent by the room | 13.21% | -£738 | £101,087 | -34.1% | — | Feasible |
Short-let (SA) context307 active short-lets nearby
Short-let market context
- 307 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Central Greater Manchester · cap £947/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Central Greater Manchester
- LHA monthly cap:
- £947
- 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 let72% occupancy
£187/night ADR
Based on 34 short-let comps nearby
Rent by the room conversion upside
-£8/mo cash flow vs Rent it out if converted to Rent by the room
16.00% Return before costs on price converted vs 10.07% as-is
Room mix (3 lettable rooms)
1× Double @ £677/mo1× Single @ £570/mo1× En-suite @ £735/mo
≈ £1,982/mo gross room income
As-is Rent it out
Monthly profit+£259
Return before costs on price10.07%
Cash needed£56,898
If converted to Rent by the room
Monthly profit+£251
Return before costs on price16.00%
Cash needed£72,898
Δ vs Rent it out Monthly profit-£8
Show conversion detail
Conversion cost estimate
£52,800
Range: £46,200 – £61,600
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
- concentration ~3.0% within 100m (3 known HMOs) — below the 10% threshold
- local council HMO approval rate 73% (291 decisions)
3 known HMOs within 100 m · ≈3.0% within 100 m vs 10% policy
£46,410–£87,595full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 1 × bathroom£6,150–£11,275
- Rewire£3,360–£5,880
- Replumb£2,520–£5,040
- Windows£8,400–£15,120
- Paint + decor£6,720–£12,600
- Flooring£10,080–£19,320
Based on 5777 HMO comps within 703 m
Comparables
sold within 0.5 miWide · CV 32.7%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)
3 known HMOs within 100 m · ≈3.0% within 100 m vs 10% policy
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£18,120
Section 24 credit£0
Annual tax due£810
Post-tax Monthly profit annual£2,754
Exit costs
Projected sale price (5y · 2%/yr growth)£198,735
Capital gain (pre-CGT)£18,735
Sale costs (~2.5%)£4,968
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£20,522
Rates as of Oct 2024
Acquisition costs
£75,087cash neededPurchase price£180,000
Deposit (25%)£45,000
Stamp duty+5% additional-property surcharge£10,100
Refurb£14,587
Legal + survey£1,700
Mortgage fees£3,700
Total cash neededdeposit + costs (loan covers the rest)£75,087
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
WITHIN WALKING DISTANCE OF SALFORD QUAYS & MEDIA CITY, is this spacious three bedroom terraced property, coming to the market CHAIN FREE and benefitting from a kitchen extension! As you enter the property you are greeted with a porch, which leads to an entrance vestibule. From here, you will find a spacious family lounge complete with a bay window, which flows through to the dining room. The rear of the property houses the extended modern fitted kitchen.
Upstairs, there are…
Floor plans
Listing metarightmove · Hills
About this listing
224 days · RightmovePrice history
5-year price trend
Monthly profit
+£241
Cash needed
£75K
Return after costs
3.84%
IRR
4.39%
Listed 224d ago
Langworthy Road, Salford, M6
house · 3 bed · 1 bath · 840 sqft
£180,000
est £1,510 · 10.07% gross
Chain freeEPC D
1 / 10
84/100
Strong
Real 13.21% — fundamentals work.
Monthly profit +£241/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.07% Return before costs — above-market
13.2% Rent by the room Return before costs — conversion play
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£180K
at sold-comp median
Return before costs (best)
13.21%
Rent by the room
Bedrooms
3
1 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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: £1,506–£1,514/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £45,000
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 (£10,940–£20,422 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £135,000 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
+£241
after mortgage, operating costs & tax
Rent in£1,510/mo gross
£1,452/mo collected · £58/mo lost to voids
Where it goes
£731Mortgage£424Costs£241Your profit
£241/mo left as profit · 17% of rent kept
Mortgage£731
Costs£424
Management£151
Maintenance£67
Insurance£20
CapEx reserve£76
Voids + council tax£6
Ltd co. accounts£104
Tax£56
Profit+£241
Returns
Return before costs on price10.07%
Cash return on cash3.84%
Gross margin£1,028
Cash needed£75,087
Monthly profit payback26y 1m
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) context307 active short-lets nearby
Short-let market context
- 307 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Central Greater Manchester · cap £947/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Central Greater Manchester
- LHA monthly cap:
- £947
- 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 | £18,120 | £5,084 | £8,775 | £0 | £810 | £3,451 | £3,451 |
| Year 2 | £18,664 | £5,237 | £8,775 | £0 | £884 | £3,768 | £7,219 |
| Year 3 | £19,224 | £5,394 | £8,775 | £0 | £960 | £4,095 | £11,314 |
| Year 4 | £19,800 | £5,555 | £8,775 | £0 | £1,039 | £4,431 | £15,745 |
| Year 5 | £20,394 | £5,722 | £8,775 | £0 | £1,120 | £4,777 | £20,522 |
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 typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPC~£3,000–£7,000 to upgrade to CD
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 miWide · CV 32.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,755
Annual rental tax£677
CGT yr 5£0 · company level
5y net total£20,522
Acquisition costs
25% deposit£45,000
Stamp duty£10,100
Refurb£14,587
Legal + survey£1,700
Mortgage + broker£3,700
Cash needed£75,087
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
WITHIN WALKING DISTANCE OF SALFORD QUAYS & MEDIA CITY, is this spacious three bedroom terraced property, coming to the market CHAIN FREE and benefitting from a kitchen extension! As you enter the property you are greeted with a porch, which leads to an entrance vestibule. From here, you will find a spacious family lounge complete with a bay window, which flows through to the dining room. The rear of the property houses the extended modern fitted kitchen.
Upstairs, there are…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice