Skip to main contenthow this is calculated →
Year 5 disposal
BMV -9%
⊞ View all 9
60/ 100
Solid
Real 10.38% return before costs with manageable risks.
Why it works
- 10.38% return before costs — above-market
- Priced below market -9% 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 −£19/mo — mildly negative — equity build may cover
- -0.1% 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
−£19/mo
You top up £19/mo
Price vs market
Below market value
-9% vs 12 sold · interior unseen
Return · IRR
-0.1%/yr
Loses money over 5 years
Cash left in
£47K
Stays in after refinancing at value
Price £130KCash to buy £57KReturn before costs on price 10.38%5-yr return on cash 5%Rent est. £1,124 (£1,045–£1,209)
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: £1,045–£1,209/mo · n=58
Financing
DepositYour cash in — the rest is the mortgage25% · £32,500
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 £97,500 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
-£19
after mortgage, operating costs & tax
Rent in£1,124/mo gross
£1,081/mo collected · £43/mo lost to voids
Where it goes
£528Mortgage£572Costs
Outgoings exceed rent — you top up £19/mo
Mortgage£528
Costs£572
Management£112
Maintenance£67
Insurance£20
CapEx reserve£56
Voids + council tax£6
Service charge + ground rent£206
Ltd co. accounts£104
Tax—
Shortfall−£19
Returns
Return before costs on price10.38%
Cash return on cash-0.41%
Gross margin£509
Cash needed£56,608
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.05
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 | £13,488 | £6,861 | £6,338 | £0 | £55 | £234 | £234 |
| Year 2 | £13,893 | £7,067 | £6,338 | £0 | £93 | £395 | £629 |
| Year 3 | £14,309 | £7,279 | £6,338 | £0 | £132 | £561 | £1,190 |
| Year 4 | £14,739 | £7,497 | £6,338 | £0 | £172 | £732 | £1,922 |
| Year 5 | £15,181 | £7,722 | £6,338 | £0 | £213 | £908 | £2,830 |
Disposal gain (gross)-£11,216
CGT£0
Net Disposal proceeds£139,942
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 8GH · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Manchester Metropolitan · 4.6 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 history217d on market2 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£80,000 in 2014 → £130,000 asking
+62.5%in 12y
- 2014£80,000-8.0% in 5y
- 2009£87,000-3.9% in 6y
- 2003£90,500—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Council lease wins — +£115/mo · £20/mo ahead of Short-stay let / Airbnb
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 10.38% | -£19 | £56,608 | 5.0% | Low | Feasible |
| Housing-benefit rent | 8.06% | -£280 | £56,608 | -20.5% | Med | Feasible |
| ⭐ Council lease | 10.38% | +£115 | £56,608 | 15.8% | Low | Feasible |
| Refurb & refinance | 10.38% | -£19 | £68,131 | 4.2% | Med | Feasible |
| Short-stay let / Airbnb | 16.66% | +£95 | £56,608 | 13.8% | High | Feasible |
| Buy, improve & sell | 0.00% | -£397 | £156,181 | 0% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context325 active short-lets nearby
Short-let market context
- 325 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
£208/night ADR
Based on 8 short-let comps nearby
Rent by the room conversion upside
+£246/mo cash flow vs Rent it out if converted to Rent by the room
22.15% Return before costs on price converted vs 10.38% as-is
As-is Rent it out
Monthly profit+£163
Return before costs on price10.38%
Cash needed£44,398
If converted to Rent by the room
Monthly profit+£409
Return before costs on price22.15%
Cash needed£60,398
Δ vs Rent it out Monthly profit+£246
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
£41,349–£78,000full refurb + room split
⚠️ Capped at 60% of £130,000 asking (£78,000). Raw model: £48,630–£91,735. Verify with a surveyor before offering.
What's in this cost
- Kitchen£7,806–£15,611
- 1 × bathroom£5,229–£9,587
- Rewire£3,061–£5,357
- Replumb£2,296–£4,591
- Windows£7,652–£13,774
- Paint + decor£6,122–£11,479
- Flooring£9,183–£17,601
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£13,488
Section 24 credit£0
Annual tax due£55
Post-tax Monthly profit annual-£284
Exit costs
Projected sale price (5y · 2%/yr growth)£143,531
Capital gain (pre-CGT)£13,531
Sale costs (~2.5%)£3,588
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£2,830
Rates as of Oct 2024
Acquisition costs
£56,608cash neededPurchase price£130,000
Deposit (25%)£32,500
Stamp duty+5% additional-property surcharge£6,600
Refurb£12,558
Legal + survey£2,000
Mortgage fees£2,950
Total cash neededdeposit + costs (loan covers the rest)£56,608
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
This neutrally decorated two-bedroom flat is offered for sale and occupies a top-floor position in a well-connected part of Salford. Ideally suited to first-time buyers and investors, the property provides a practical layout with a separate reception room enjoying a garden view, a kitchen with natural light, and a bathroom fitted with a bath with shower over.
Both bedrooms are doubles, offering flexible accommodation for sharers, a couple needing a home office, or a small fa…
Floor plans
Nearby active comparables4 rentals · 5 deals
Comparable rentals
M6 · same beds + typeMedian nearby: £1,200/mo · 4 of 4 already let+£76 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
217 days · RightmovePrice history
5-year price trend
Monthly profit
−£19
Cash needed
£57K
Return after costs
-0.41%
IRR
-0.08%
Listed 217d ago
GARBO COURT FLAT 37, MONROE CLOSE, SALFORD, M6 8GH
✓ Verified address
flat · 2 bed · 1 bath
£130,000
est £1,124 · 10.38% gross
EPC C
Priced below market
1 / 9
60/100
Solid
Real 10.38% — fundamentals work.
Priced below market -9% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.38% Return before costs — above-market
Price
£130K
9% below sold comps
Return before costs
10.38%
est rent £1,124/mo58 comps within 1.5 kmRange £1,045–£1,209/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: £1,045–£1,209/mo · n=58
Financing
DepositYour cash in — the rest is the mortgage25% · £32,500
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 £97,500 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
-£19
after mortgage, operating costs & tax
Rent in£1,124/mo gross
£1,081/mo collected · £43/mo lost to voids
Where it goes
£528Mortgage£572Costs
Outgoings exceed rent — you top up £19/mo
Mortgage£528
Costs£572
Management£112
Maintenance£67
Insurance£20
CapEx reserve£56
Voids + council tax£6
Service charge + ground rent£206
Ltd co. accounts£104
Tax—
Shortfall−£19
Returns
Return before costs on price10.38%
Cash return on cash-0.41%
Gross margin£509
Cash needed£56,608
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.05
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context325 active short-lets nearby
Short-let market context
- 325 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 | £13,488 | £6,861 | £6,338 | £0 | £55 | £234 | £234 |
| Year 2 | £13,893 | £7,067 | £6,338 | £0 | £93 | £395 | £629 |
| Year 3 | £14,309 | £7,279 | £6,338 | £0 | £132 | £561 | £1,190 |
| Year 4 | £14,739 | £7,497 | £6,338 | £0 | £172 | £732 | £1,922 |
| Year 5 | £15,181 | £7,722 | £6,338 | £0 | £213 | £908 | £2,830 |
Rent by the room upside
What we verified
4306
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£2,166.9/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£1,268
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£2,830
Acquisition costs
25% deposit£32,500
Stamp duty£6,600
Refurb£12,558
Legal + survey£2,000
Mortgage + broker£2,950
Cash needed£56,608
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 neutrally decorated two-bedroom flat is offered for sale and occupies a top-floor position in a well-connected part of Salford. Ideally suited to first-time buyers and investors, the property provides a practical layout with a separate reception room enjoying a garden view, a kitchen with natural light, and a bathroom fitted with a bath with shower over.
Both bedrooms are doubles, offering flexible accommodation for sharers, a couple needing a home office, or a small fa…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice