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Year 5 disposal
BMV -40%
⊞ View all 10
85/ 100
Strong
Strong investment fundamentals.
Why it works
- 10.97% return before costs — above-market
- Priced below market -40% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (117 yrs) — no short-lease drag
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
+£116/mo
Barely breaks even each month
Price vs market
Below market value
-40% vs 12 sold · interior unseen
Return · IRR
3.1%/yr
Modest annualised return
Cash left in
£0
Fully recycled — pull all your cash back out
Price £115KCash to buy £52KReturn before costs on price 10.97%5-yr return on cash 21%Rent est. £1,051 (£999–£1,106)
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: £999–£1,106/mo · n=65
Financing
DepositYour cash in — the rest is the mortgage25% · £28,750
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 £86,250 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£116
after mortgage, operating costs & tax
Rent in£1,051/mo gross
£1,011/mo collected · £40/mo lost to voids
Where it goes
£467Mortgage£400Costs
£116/mo left as profit · 12% of rent kept
Mortgage£467
Costs£400
Management£105
Maintenance£50
Insurance£20
CapEx reserve£53
Voids + council tax£6
Service charge + ground rent£62
Ltd co. accounts£104
Tax£27
Profit+£116
Returns
Return before costs on price10.97%
Cash return on cash2.70%
Gross margin£611
Cash needed£51,783
Monthly profit payback37y 2m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.16
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 | £12,612 | £4,798 | £5,606 | £0 | £420 | £1,788 | £1,788 |
| Year 2 | £12,990 | £4,942 | £5,606 | £0 | £464 | £1,978 | £3,766 |
| Year 3 | £13,380 | £5,090 | £5,606 | £0 | £510 | £2,174 | £5,940 |
| Year 4 | £13,781 | £5,243 | £5,606 | £0 | £557 | £2,376 | £8,316 |
| Year 5 | £14,195 | £5,400 | £5,606 | £0 | £606 | £2,583 | £10,898 |
Disposal gain (gross)-£11,513
CGT£0
Net Disposal proceeds£123,795
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
Leasehold117 yr
Tenure & planning117 yr
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
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 6GR · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Manchester Metropolitan · 4.2 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 history187d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£60,000 in 2021 → £115,000 asking
+91.7%in 5y
- 2021£60,000—
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 — +£239/mo · £123/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 10.97% | +£116 | £51,783 | 21.0% | Low | Feasible |
| Housing-benefit rent | 9.11% | -£58 | £51,783 | 3.6% | Med | Feasible |
| ⭐ Council lease | 10.97% | +£239 | £51,783 | 32.1% | Low | Feasible |
| Refurb & refinance | 10.97% | +£116 | £62,556 | 17.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£236 | £140,331 | -1% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
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
Rent by the room conversion upside
+£294/mo cash flow vs Rent it out if converted to Rent by the room
25.04% Return before costs on price converted vs 10.97% as-is
As-is Rent it out
Monthly profit+£163
Return before costs on price10.97%
Cash needed£40,648
If converted to Rent by the room
Monthly profit+£456
Return before costs on price25.04%
Cash needed£56,648
Δ vs Rent it out Monthly profit+£294
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
£36,578–£69,000full refurb + room split
⚠️ Capped at 60% of £115,000 asking (£69,000). Raw model: £48,630–£91,735. Verify with a surveyor before offering.
What's in this cost
- Kitchen£6,905–£13,810
- 1 × bathroom£4,626–£8,481
- Rewire£2,708–£4,739
- Replumb£2,031–£4,062
- Windows£6,769–£12,185
- Paint + decor£5,416–£10,154
- Flooring£8,123–£15,570
Comparables
sold within 0.5 miWide · CV 37.2%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
- GoodSt George's CofE Primary SchoolPrimary · Voluntary controlled school · M6 6SJ
- GoodThe Albion AcademySecondary · Academy converter · M6 6QT
- Not ratedEdstartNot applicable · Other independent school · M6 6DW
- Not ratedSt Sebastian's RC Primary SchoolPrimary · Voluntary aided school · M6 6ET
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£12,612
Section 24 credit£0
Annual tax due£420
Post-tax Monthly profit annual£1,303
Exit costs
Projected sale price (5y · 2%/yr growth)£126,969
Capital gain (pre-CGT)£11,969
Sale costs (~2.5%)£3,174
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£10,898
Rates as of Oct 2024
Acquisition costs
£51,783cash neededPurchase price£115,000
Deposit (25%)£28,750
Stamp duty+5% additional-property surcharge£5,750
Refurb£12,558
Legal + survey£2,000
Mortgage fees£2,725
Total cash neededdeposit + costs (loan covers the rest)£51,783
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A well presented two bedroom mews property, ideally located for Manchester City Centre. This property, which is being sold as a 50% share, occupies a cul de sac location and compromises of an entrance hall, lounge, dining kitchen and a downstairs WC. To the first floor there are two double bedrooms and a family bathroom. Externally there is off road parking and an enclosed garden to the rear. Rent, service charge and management fees £257.88 PCM. Lease 117 years.
Charlestown…
Floor plans
Nearby active comparables13 rentals
Comparable rentals
M6 · same beds + typeMedian nearby: £1,150/mo · 13 of 13 already let+£99 vs our est
- Coniston St, Salford, M6Let2b£1,050/moMay 2026
- Salford, M6Let2b£1,150/moMay 2026
- Fairfield St, Salford, M6Let2b£1,425/moMay 2026
- Reservoir Street, Salford, M6Let2b£1,200/moMay 2026
- Ash St, Salford, M6Let2b£1,200/moMay 2026
- Ventnor Street, Salford, M6Let2b£1,350/moMay 2026
- Norway Street, Salford, M6Let2b£950/moMay 2026
- Highfield Road, Salford M6Let2b£1,050/moMay 2026
- Northbourne Street, Salford, M6Let2b£1,050/moMay 2026
- Northbourne Street, Salford M6Let2b£1,050/moApr 2026
- Lyndhurst Street, Salford M6Let2b£1,250/moApr 2026
- Coniston Street, Salford M6Let2b£1,050/moApr 2026
- Ash Street, Salford, Manchester M6Let2b£1,250/moApr 2026
Other deals nearby
M6 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Plumlife Move
About this listing
187 days · RightmovePrice history
5-year price trend
Monthly profit
+£116
Cash needed
£52K
Return after costs
2.70%
IRR
3.06%
Listed 187d ago
3, ELM TREE ROAD, SALFORD, M6 6GR
terraced · 2 bed · 1 bath
£115,000
est £1,051 · 10.97% gross
Leasehold 117yr
Priced below market
1 / 10
85/100
Strong
Real 10.97% — fundamentals work.
Priced below market -40% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.97% Return before costs — above-market
Price
£115K
40% below sold comps
Return before costs
10.97%
est rent £1,051/mo65 comps within 1.5 kmRange £999–£1,106/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: £999–£1,106/mo · n=65
Financing
DepositYour cash in — the rest is the mortgage25% · £28,750
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 £86,250 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£116
after mortgage, operating costs & tax
Rent in£1,051/mo gross
£1,011/mo collected · £40/mo lost to voids
Where it goes
£467Mortgage£400Costs
£116/mo left as profit · 12% of rent kept
Mortgage£467
Costs£400
Management£105
Maintenance£50
Insurance£20
CapEx reserve£53
Voids + council tax£6
Service charge + ground rent£62
Ltd co. accounts£104
Tax£27
Profit+£116
Returns
Return before costs on price10.97%
Cash return on cash2.70%
Gross margin£611
Cash needed£51,783
Monthly profit payback37y 2m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.16
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
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 | £12,612 | £4,798 | £5,606 | £0 | £420 | £1,788 | £1,788 |
| Year 2 | £12,990 | £4,942 | £5,606 | £0 | £464 | £1,978 | £3,766 |
| Year 3 | £13,380 | £5,090 | £5,606 | £0 | £510 | £2,174 | £5,940 |
| Year 4 | £13,781 | £5,243 | £5,606 | £0 | £557 | £2,376 | £8,316 |
| Year 5 | £14,195 | £5,400 | £5,606 | £0 | £606 | £2,583 | £10,898 |
Rent by the room upside
What we verified
4207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining117 yr
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£444.72/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 37.2%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,121
Annual rental tax£327
CGT yr 5£0 · company level
5y net total£10,898
Acquisition costs
25% deposit£28,750
Stamp duty£5,750
Refurb£12,558
Legal + survey£2,000
Mortgage + broker£2,725
Cash needed£51,783
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 well presented two bedroom mews property, ideally located for Manchester City Centre. This property, which is being sold as a 50% share, occupies a cul de sac location and compromises of an entrance hall, lounge, dining kitchen and a downstairs WC. To the first floor there are two double bedrooms and a family bathroom. Externally there is off road parking and an enclosed garden to the rear. Rent, service charge and management fees £257.88 PCM. Lease 117 years.
Charlestown…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice