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Year 5 disposal
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100/ 100
Strong
Strong investment fundamentals.
Why it works
- 9.90% return before costs — above-market
- 12.7% Rent by the room return before costs (net 6.83% after CapEx + bills) — conversion play
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Tenanted in situ — instant Monthly profit from completion
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- 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
+£137/mo
Barely breaks even each month
Price
£190K
Around comparable sold prices
Return · IRR
2.4%/yr
Modest annualised return
Cash to get in
£82K
Deposit + fees + refurb
Return before costs on price · Rent by the room 12.70%5-yr return on cash 17%Rent est. £1,567 (£1,415–£1,735)
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: £1,415–£1,735/mo · n=51
Financing
DepositYour cash in — the rest is the mortgage25% · £47,500
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 (£13,223–£24,682 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £142,500 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£137
after mortgage, operating costs & tax
Rent in£1,567/mo gross
£1,507/mo collected · £60/mo lost to voids
Where it goes
£772Mortgage£566Costs
£137/mo left as profit · 9% of rent kept
Mortgage£772
Costs£566
Management£157
Maintenance£50
Insurance£20
CapEx reserve£78
Voids + council tax£6
Service charge + ground rent£151
Ltd co. accounts£104
Tax£32
Profit+£137
Returns
Return before costs on price9.90%
Cash return on cash2.00%
Gross margin£941
Cash needed£81,780
Monthly profit payback49y 11m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.95
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 | £18,804 | £6,795 | £9,263 | £0 | £522 | £2,225 | £2,225 |
| Year 2 | £19,368 | £6,998 | £9,263 | £0 | £590 | £2,517 | £4,742 |
| Year 3 | £19,949 | £7,208 | £9,263 | £0 | £661 | £2,817 | £7,559 |
| Year 4 | £20,548 | £7,425 | £9,263 | £0 | £733 | £3,127 | £10,687 |
| Year 5 | £21,164 | £7,647 | £9,263 | £0 | £808 | £3,446 | £14,133 |
Disposal gain (gross)-£15,899
CGT£0
Net Disposal proceeds£204,531
What we verified
What we verified
42064 ok · 2 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
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 ~6.0% within 100m (6 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
≈6.0% within 100 m vs 10% policy
6 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 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
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 6DS · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Manchester Metropolitan · 4 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 · 990 sqft
£25k–£49k
£ per sqft
building cost only
£25–£49
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,930–£12,870
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,890–£20,790
Guide rates · UK May 2026 · sqft auto-estimated from beds
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 history171d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — +£1,346/mo · £1,028/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 | 9.90% | +£137 | £81,780 | 17.3% | Low | Feasible |
| Housing-benefit rent | 5.98% | -£396 | £81,780 | -21.7% | Med | Feasible |
| Council lease | 9.90% | +£317 | £81,780 | 27.5% | Low | Feasible |
| Refurb & refinance | 9.90% | +£137 | £98,332 | 14.4% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 29.65% | +£1,346 | £81,780 | 107.9% | High | Feasible |
| Buy, improve & sell | 0.00% | -£325 | £227,482 | 1% | Med | Feasible |
| Rent by the room | 12.70% | -£906 | £107,780 | -41.7% | — | Feasible |
Short-let (SA) context336 active short-lets nearby
Short-let market context
- 336 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 let81% occupancy
£192/night ADR
Based on 91 short-let comps nearby
Rent by the room conversion upside
-£45/mo cash flow vs Rent it out if converted to Rent by the room
15.16% Return before costs on price converted vs 9.90% as-is
Room mix (3 lettable rooms)
1× Double @ £684/mo1× Single @ £574/mo1× En-suite @ £754/mo
≈ £2,011/mo gross room income
As-is Rent it out
Monthly profit+£264
Return before costs on price9.90%
Cash needed£59,398
If converted to Rent by the room
Monthly profit+£219
Return before costs on price15.16%
Cash needed£75,398
Δ vs Rent it out Monthly profit-£45
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 ~6.0% within 100m (6 known HMOs) — below the 10% threshold
- local council HMO approval rate 73% (291 decisions)
6 known HMOs within 100 m · ≈6.0% within 100 m vs 10% policy
£56,030–£105,535full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 1 × bathroom£6,150–£11,275
- Rewire£4,400–£7,700
- Replumb£3,300–£6,600
- Windows£11,000–£19,800
- Paint + decor£8,800–£16,500
- Flooring£13,200–£25,300
Based on 6956 HMO comps within 802 m
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)
6 known HMOs within 100 m · ≈6.0% 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£18,804
Section 24 credit£0
Annual tax due£522
Post-tax Monthly profit annual£1,502
Exit costs
Projected sale price (5y · 2%/yr growth)£209,775
Capital gain (pre-CGT)£19,775
Sale costs (~2.5%)£5,244
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£14,133
Rates as of Oct 2024
Acquisition costs
£81,780cash neededPurchase price£190,000
Deposit (25%)£47,500
Stamp duty+5% additional-property surcharge£10,800
Refurb£17,630
Legal + survey£2,000
Mortgage fees£3,850
Total cash neededdeposit + costs (loan covers the rest)£81,780
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Spacious three bedroom terraced property coming to the market CHAIN FREE! Sold with tenants in situ currently achieving £1600pcm with a 8.73% yield!
This fantastic three double bedroom terraced property features a modern fitted kitchen and bathroom and is a fantastic investment opportunity!
Take a look at this DECEPTIVELY SPACIOUS terrace home located conveniently FOR ALL MAJOR TRANSPORT LINKS AND AMENITIES!
The ground floor comprises of an entrance hallway, a double bedro…
Floor plans
Nearby active comparables13 rentals
Comparable rentals
M6 · same beds + typeMedian nearby: £1,350/mo · 12 of 13 already let-£217 vs our est
- Beeley St, Salford, M6Let3b£1,350/moMay 2026
- Blossom Way, Salford, M6Let3b£1,550/moMay 2026
- Seaford Road, Salford, Greater Manche…Let3b£1,200/moDec 2025
- Wythburn Street, Pendleton, Salford,…3b£1,673/moDec 2025
- Greenstone Drive, Salford M6Let3b£1,200/moMay 2026
- Weaste Lane, Salford M6Let3b£1,475/moApr 2026
- Meadowgate Road, Salford M6Let3b£1,300/moApr 2026
- Littleton Road, Salford M6Let3b£630/moApr 2026
- Grange Street, Salford M6Let3b£1,195/moDec 2025
- Coniston Street, Salford M6Let3b£1,950/moDec 2025
- Blandford Road, Salford M6Let3b£1,350/moJun 2025
- Romney Street, Salford, Lancashire M6Let3b£1,350/moJun 2025
- Rostherne Street, Salford M6Let3b£550/moJun 2025
Other deals nearby
M6 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Hills
About this listing
171 days · RightmovePrice history
5-year price trend
Monthly profit
+£137
Cash needed
£82K
Return after costs
2.00%
IRR
2.43%
Listed 171d ago
Milnthorpe Street, Salford, M6
terraced · 3 bed · 1 bath
£190,000
est £1,567 · 9.90% gross
Chain freeEPC C
Priced below market
1 / 11
100/100
Strong
Real 12.70% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.90% Return before costs — above-market
12.7% Rent by the room Return before costs — conversion play
Chain free
Price
£190K
at sold-comp median
Return before costs (best)
12.70%
Rent by the room
Bedrooms
3
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: £1,415–£1,735/mo · n=51
Financing
DepositYour cash in — the rest is the mortgage25% · £47,500
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 (£13,223–£24,682 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £142,500 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£137
after mortgage, operating costs & tax
Rent in£1,567/mo gross
£1,507/mo collected · £60/mo lost to voids
Where it goes
£772Mortgage£566Costs
£137/mo left as profit · 9% of rent kept
Mortgage£772
Costs£566
Management£157
Maintenance£50
Insurance£20
CapEx reserve£78
Voids + council tax£6
Service charge + ground rent£151
Ltd co. accounts£104
Tax£32
Profit+£137
Returns
Return before costs on price9.90%
Cash return on cash2.00%
Gross margin£941
Cash needed£81,780
Monthly profit payback49y 11m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.95
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context336 active short-lets nearby
Short-let market context
- 336 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 | £18,804 | £6,795 | £9,263 | £0 | £522 | £2,225 | £2,225 |
| Year 2 | £19,368 | £6,998 | £9,263 | £0 | £590 | £2,517 | £4,742 |
| Year 3 | £19,949 | £7,208 | £9,263 | £0 | £661 | £2,817 | £7,559 |
| Year 4 | £20,548 | £7,425 | £9,263 | £0 | £733 | £3,127 | £10,687 |
| Year 5 | £21,164 | £7,647 | £9,263 | £0 | £808 | £3,446 | £14,133 |
Rent by the room upside
What we verified
7106
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
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
Ground rentDoubling clauses kill mortgageability£10/yr
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
TenantMonthly profit from day oneIn situ
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£1,853
Annual rental tax£384
CGT yr 5£0 · company level
5y net total£14,133
Acquisition costs
25% deposit£47,500
Stamp duty£10,800
Refurb£17,630
Legal + survey£2,000
Mortgage + broker£3,850
Cash needed£81,780
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
Spacious three bedroom terraced property coming to the market CHAIN FREE! Sold with tenants in situ currently achieving £1600pcm with a 8.73% yield!
This fantastic three double bedroom terraced property features a modern fitted kitchen and bathroom and is a fantastic investment opportunity!
Take a look at this DECEPTIVELY SPACIOUS terrace home located conveniently FOR ALL MAJOR TRANSPORT LINKS AND AMENITIES!
The ground floor comprises of an entrance hallway, a double bedro…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice