Skip to main contenthow this is calculated →
Year 5 disposal
⊞ View all 5
11/ 100
Weak
5.68% return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£429/mo — significantly negative — real recurring drain
- -6.1% 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
−£429/mo
You top up £429/mo
Price
£220K
No local sold comps to compare
Return · IRR
-6.1%/yr
Loses money over 5 years
Cash to get in
£85K
Deposit + fees + refurb
Return before costs on price 5.68%5-yr return on cash -25%Rent est. £1,042 (£946–£1,148)
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: £946–£1,148/mo · n=78
Financing
DepositYour cash in — the rest is the mortgage25% · £55,000
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £165,000 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£429
after mortgage, operating costs & tax
Rent in£1,042/mo gross
£1,002/mo collected · £40/mo lost to voids
Where it goes
£894Mortgage£537Costs
Outgoings exceed rent — you top up £429/mo
Mortgage£894
Costs£537
Management£104
Maintenance£67
Insurance£28
CapEx reserve£52
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£429
Returns
Return before costs on price5.68%
Cash return on cash-6.06%
Gross margin£465
Cash needed£84,964
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.12
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 | £12,504 | £6,444 | £10,725 | £0 | £0 | -£4,665 | -£4,665 |
| Year 2 | £12,879 | £6,637 | £10,725 | £0 | £0 | -£4,483 | -£9,147 |
| Year 3 | £13,265 | £6,836 | £10,725 | £0 | £0 | -£4,296 | -£13,443 |
| Year 4 | £13,663 | £7,041 | £10,725 | £0 | £0 | -£4,103 | -£17,546 |
| Year 5 | £14,073 | £7,252 | £10,725 | £0 | £0 | -£3,904 | -£21,450 |
Disposal gain (gross)-£8,839
CGT£0
Net Disposal proceeds£236,825
What we verified
What we verified
24052 ok · 4 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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
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 cohortM7 · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Manchester Metropolitan · 4.7 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 history87d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — +£11/mo · £440/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 | 5.68% | -£429 | £84,964 | -25.2% | Low | Feasible |
| Housing-benefit rent | 4.76% | -£623 | £84,964 | -37.8% | Med | Feasible |
| Council lease | 0.00% | -£1,268 | £84,964 | -91.2% | Low | Feasible |
| Refurb & refinance | 5.68% | -£429 | £100,270 | -21.4% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 12.27% | +£11 | £84,964 | 4.3% | High | Feasible |
| Buy, improve & sell | 0.00% | -£374 | £249,970 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
- Superhosts earn +7.0% premium here
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
£207/night ADR
Based on 3 short-let comps nearby
Rent by the room conversion upside
+£341/mo cash flow vs Rent it out if converted to Rent by the room
13.09% Return before costs on price converted vs 5.68% as-is
As-is Rent it out
Monthly profit-£217
Return before costs on price5.68%
Cash needed£66,898
If converted to Rent by the room
Monthly profit+£124
Return before costs on price13.09%
Cash needed£82,898
Δ vs Rent it out Monthly profit+£341
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
low 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
£48,630–£91,735full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 1 × bathroom£6,150–£11,275
- Rewire£3,600–£6,300
- Replumb£2,700–£5,400
- Windows£9,000–£16,200
- Paint + decor£7,200–£13,500
- Flooring£10,800–£20,700
Comparables
sold within 0.5 miLoading 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
Tax treatment
Annual gross rent£12,504
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£5,146
Exit costs
Projected sale price (5y · 2%/yr growth)£242,898
Capital gain (pre-CGT)£22,898
Sale costs (~2.5%)£6,072
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-£21,450
Rates as of Oct 2024
Acquisition costs
£84,964cash neededPurchase price£220,000
Deposit (25%)£55,000
Stamp duty+5% additional-property surcharge£12,900
Refurb£10,764
Legal + survey£2,000
Mortgage fees£4,300
Total cash neededdeposit + costs (loan covers the rest)£84,964
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
Normie are delighted to present this well-presented two-bedroom ground-floor apartment, ideally positioned within the highly sought-after Broughton Park area of Salford M7. Occupying a particularly desirable position within one of the most popular blocks of the Parkview Court development, this spacious apartment offers an excellent opportunity for both owner-occupiers and investors alike.
The property is accessed via a spacious and well-maintained communal entrance hall with…
Floor plans
Listing metaonthemarket · Normie & Company - Whitefield
About this listing
87 days · OnTheMarketPrice history
5-year price trend
Monthly profit
−£429
Cash needed
£85K
Return after costs
-6.06%
IRR
-6.09%
Listed 87d ago
Park Lane Court, Bury New Road, Salford, M7, Salford, M7
flat · 2 bed · 1 bath
£220,000
est £1,042 · 5.68% gross
EPC D
1 / 5
11/100
Marginal
5.68% — verify the rent + comps locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£220K
Return before costs
5.68%
est rent £1,042/mo78 comps within 1.5 kmRange £946–£1,148/mo (Q1–Q3)
Bedrooms
2
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: £946–£1,148/mo · n=78
Financing
DepositYour cash in — the rest is the mortgage25% · £55,000
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £165,000 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£429
after mortgage, operating costs & tax
Rent in£1,042/mo gross
£1,002/mo collected · £40/mo lost to voids
Where it goes
£894Mortgage£537Costs
Outgoings exceed rent — you top up £429/mo
Mortgage£894
Costs£537
Management£104
Maintenance£67
Insurance£28
CapEx reserve£52
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£429
Returns
Return before costs on price5.68%
Cash return on cash-6.06%
Gross margin£465
Cash needed£84,964
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.12
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
- Superhosts earn +7.0% premium here
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 | £12,504 | £6,444 | £10,725 | £0 | £0 | -£4,665 | -£4,665 |
| Year 2 | £12,879 | £6,637 | £10,725 | £0 | £0 | -£4,483 | -£9,147 |
| Year 3 | £13,265 | £6,836 | £10,725 | £0 | £0 | -£4,296 | -£13,443 |
| Year 4 | £13,663 | £7,041 | £10,725 | £0 | £0 | -£4,103 | -£17,546 |
| Year 5 | £14,073 | £7,252 | £10,725 | £0 | £0 | -£3,904 | -£21,450 |
Rent by the room upside
What we verified
2406
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▾
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 let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,145
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£21,450
Acquisition costs
25% deposit£55,000
Stamp duty£12,900
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£4,300
Cash needed£84,964
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 copyOnTheMarket
Normie are delighted to present this well-presented two-bedroom ground-floor apartment, ideally positioned within the highly sought-after Broughton Park area of Salford M7. Occupying a particularly desirable position within one of the most popular blocks of the Parkview Court development, this spacious apartment offers an excellent opportunity for both owner-occupiers and investors alike.
The property is accessed via a spacious and well-maintained communal entrance hall with…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice