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Year 5 disposal
BMV -19%
⊞ View all 14
28/ 100
Weak
7.19% Rent by the room return before costs — verify the rent + comps locally.
Why it works
- Priced below market -19% vs 12 nearby sold (last 12 mo) — instant equity
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£249/mo — significantly negative — real recurring drain
- -2.1% 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
−£249/mo
You top up £249/mo
Price vs market
Below market value
-19% vs 12 sold · interior unseen
Return · IRR
-2.1%/yr
Loses money over 5 years
Cash left in
£90K
Stays in after refinancing at value
Price £425KCash to buy £166KReturn before costs on price · Rent by the room 7.19%5-yr return on cash -3%Rent est. £2,091 (£1,844–£2,371)
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: £1,844–£2,371/mo · n=15
Financing
DepositYour cash in — the rest is the mortgage25% · £106,250
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 (£13,309–£24,843 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £318,750 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£249
after mortgage, operating costs & tax
Rent in£2,091/mo gross
£2,011/mo collected · £80/mo lost to voids
Where it goes
£1,727Mortgage£533Costs
Outgoings exceed rent — you top up £249/mo
Mortgage£1,727
Costs£533
Management£209
Maintenance£67
Insurance£40
CapEx reserve£105
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£249
Returns
Return before costs on price5.90%
Cash return on cash-1.80%
Gross margin£1,478
Cash needed£166,020
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.16
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 | £25,092 | £6,395 | £20,719 | £0 | £0 | -£2,022 | -£2,022 |
| Year 2 | £25,845 | £6,587 | £20,719 | £0 | £0 | -£1,461 | -£3,482 |
| Year 3 | £26,620 | £6,784 | £20,719 | £0 | £0 | -£883 | -£4,365 |
| Year 4 | £27,419 | £6,988 | £20,719 | £0 | £0 | -£288 | -£4,653 |
| Year 5 | £28,241 | £7,197 | £20,719 | £0 | £62 | £263 | -£4,390 |
Disposal gain (gross)-£19,892
CGT£0
Net Disposal proceeds£457,503
What we verified
What we verified
60066 ok · 0 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
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 4DR · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Manchester · 6.6 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 · 1058 sqft
£30k–£58k
£ per sqft
building cost only
£28–£55
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£7,406–£13,754
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£11,638–£22,218
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 history210d on market2 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£301,000 in 2019 → £425,000 asking
+41.2%in 7y
- 2019£301,000+33.2% in 5y
- 2014£226,000+237.3% in 16y
- 1998£67,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Rent by the room wins — +£233/mo · £194/mo ahead of Council lease (after room-conversion)
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 5.90% | -£249 | £166,020 | -2.6% | Low | Feasible |
| Housing-benefit rent | 3.94% | -£903 | £166,020 | -26.7% | Med | Feasible |
| Council lease | 5.90% | +£39 | £166,020 | 4.6% | Low | Feasible |
| Refurb & refinance | 5.90% | -£249 | £194,368 | -2.3% | Med | Feasible |
| Short-stay let / Airbnb | 5.10% | -£985 | £166,020 | -33.6% | High | Feasible |
| Buy, improve & sell | 0.00% | -£211 | £484,493 | 5% | Med | Feasible |
| ⭐ Rent by the room | 4.31% * | +£233 | £152,940 | — | — | 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) context379 active short-lets nearby
Short-let market context
- 379 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
£166/night ADR
Based on 14 short-let comps nearby
Rent by the room conversion upside
-£481/mo cash flow vs Rent it out if converted to Rent by the room
6.78% Return before costs on price converted vs 5.90% as-is
£425k → 5-bed HMO @ ~£584/room: £2,954 pcm gross, ~£1,694 pcm net (4.3% net on £472k all-in incl. ~£12k works); GDV ~£226k → refinance releases ~£-149k (~£302k left in). FULL REFURB (split 1 room) → 6-bed, ~£2,052 pcm net (5.1% on £479k incl. ~£19k) — ceiling, subject to survey
high confidence
Unlocks ~£7,641/yr extra rent
4 → 5 lettable rooms · ~4.9% gross at max
Potential, not guaranteed (subject to planning + regs). Estimate from the EPC certificate — verify room sizes against the floorplan before offering.
How we calculated this
floorplan shows 5 habitable rooms (4 beds + 1 reception(s)) in 98 m²; open-plan kitchen/diner serves as the communal living space, so all 1 convertible room(s) become bedrooms → up to 5 lettable rooms (1 double, 0 single); sized to Stockport adopted standard (6.51/10.22 m²; HMO Recommended Standards, Stockport Council (Section 10 Space Standards, undated)); FULL REFURB (split 1 large room(s) into 10.22 m²+ doubles) → up to 6 rooms (ceiling, subject to windows/layout/planning); adds ~£637/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 double4.31% net on cost1.83% cash-on-cashuplift 3.85% → 4.87%
5-bed · 4.31% net on cost · 1.83% cash-on-cash
💷 Refinance could release ~-£149,372
HMO licence
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 @ £633/mo1× Single @ £550/mo1× En-suite @ £731/mo
≈ £2,547/mo gross room income
As-is Rent it out
Monthly profit-£166
Return before costs on price5.90%
Cash needed£118,148
If converted to Rent by the room
Monthly profit-£647
Return before costs on price6.78%
Cash needed£134,148
Δ vs Rent it out Monthly profit-£481
+1 room (5 total)
Monthly profit-£81
Return before costs on price8.99%
Cash needed£144,148
Extra rent+£637/mo
Show conversion detail
Conversion cost estimate
£28,600
Range: £22,000 – £37,400
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£60,626–£113,912full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 2 × bathroom£12,300–£22,550
- Rewire£4,232–£7,406
- Replumb£3,174–£6,348
- Windows£10,580–£19,044
- Paint + decor£8,464–£15,870
- Flooring£12,696–£24,334
Based on 3769 HMO comps within 4.7 km
Comparables
sold within 0.5 miWide · CV 37.8%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- Requires improvementHeaton SchoolNot applicable · Community special school · SK4 4RE
- Not ratedCovenant Christian SchoolNot applicable · Other independent school · SK4 4NX
- Not ratedSt Thomas' Church of England Primary School Heaton ChapelPrimary · Voluntary aided school · SK4 4QG
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£25,092
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,987
Exit costs
Projected sale price (5y · 2%/yr growth)£469,234
Capital gain (pre-CGT)£44,234
Sale costs (~2.5%)£11,731
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-£4,390
Rates as of Oct 2024
Acquisition costs
£166,020cash neededPurchase price£425,000
Deposit (25%)£106,250
Stamp duty+5% additional-property surcharge£32,500
Refurb£17,745
Legal + survey£2,150
Mortgage fees£7,375
Total cash neededdeposit + costs (loan covers the rest)£166,020
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A 1950’s four bedroom semi detached family home that has been EXTENDED to the rear, a convenient LOFT CONVERSION with ENSUITE creating the ideal space for growing family. The property is ideally located just a few minutes walk from Heaton Moor Village, a range of local schools and transport links to get around Manchester.
1058 sq ft. The property consists of a tidy entrance porch, inviting hallway, a bright versatile 20ft living room which opens in the extended L shaped kit…
Floor plans
Listing metarightmove · Philip James Kennedy
About this listing
210 days · RightmovePrice history
5-year price trend
Monthly profit
−£249
Cash needed
£166K
Return after costs
-1.80%
IRR
-2.11%
Listed 210d ago
8, BARNES AVENUE, STOCKPORT, SK4 4DR
✓ Verified address
semi-detached · 4 bed · 2 bath · 1,087 sqft (EPC)
Agent listing: 1,058 sqft (-3%)
£425,000
est £2,091 · 5.90% gross
EPC C
Priced below market
1 / 14
28/100
Marginal
7.19% — verify the rent + comps locally.
Priced below market -19% vs 12 nearby sold (last 12 mo)
Price
£425K
19% below sold comps
Return before costs (best)
7.19%
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: £1,844–£2,371/mo · n=15
Financing
DepositYour cash in — the rest is the mortgage25% · £106,250
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 (£13,309–£24,843 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £318,750 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£249
after mortgage, operating costs & tax
Rent in£2,091/mo gross
£2,011/mo collected · £80/mo lost to voids
Where it goes
£1,727Mortgage£533Costs
Outgoings exceed rent — you top up £249/mo
Mortgage£1,727
Costs£533
Management£209
Maintenance£67
Insurance£40
CapEx reserve£105
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£249
Returns
Return before costs on price5.90%
Cash return on cash-1.80%
Gross margin£1,478
Cash needed£166,020
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.16
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context379 active short-lets nearby
Short-let market context
- 379 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 | £25,092 | £6,395 | £20,719 | £0 | £0 | -£2,022 | -£2,022 |
| Year 2 | £25,845 | £6,587 | £20,719 | £0 | £0 | -£1,461 | -£3,482 |
| Year 3 | £26,620 | £6,784 | £20,719 | £0 | £0 | -£883 | -£4,365 |
| Year 4 | £27,419 | £6,988 | £20,719 | £0 | £0 | -£288 | -£4,653 |
| Year 5 | £28,241 | £7,197 | £20,719 | £0 | £62 | £263 | -£4,390 |
Rent by the room upside
What we verified
6006
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▾
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 miWide · CV 37.8%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£4,144
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£4,390
Acquisition costs
25% deposit£106,250
Stamp duty£32,500
Refurb£17,745
Legal + survey£2,150
Mortgage + broker£7,375
Cash needed£166,020
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
A 1950’s four bedroom semi detached family home that has been EXTENDED to the rear, a convenient LOFT CONVERSION with ENSUITE creating the ideal space for growing family. The property is ideally located just a few minutes walk from Heaton Moor Village, a range of local schools and transport links to get around Manchester.
1058 sq ft. The property consists of a tidy entrance porch, inviting hallway, a bright versatile 20ft living room which opens in the extended L shaped kit…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice