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Year 5 disposal
⊞ View all 5
11/ 100
Weak
6.09% return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£426/mo — significantly negative — real recurring drain
- -5.3% 5y IRR — capital outlay disproportionate to returns
- 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
−£426/mo
You top up £426/mo
Price
£255K
No local sold comps to compare
Return · IRR
-5.3%/yr
Loses money over 5 years
Cash to get in
£99K
Deposit + fees + refurb
Return before costs on price 6.09%5-yr return on cash -20%Rent est. £1,294 (£1,283–£1,305)
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: £1,283–£1,305/mo · n=18
Financing
DepositYour cash in — the rest is the mortgage25% · £63,750
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 (£9,098–£16,982 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £191,250 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£426
after mortgage, operating costs & tax
Rent in£1,294/mo gross
£1,244/mo collected · £50/mo lost to voids
Where it goes
£1,036Mortgage£635Costs
Outgoings exceed rent — you top up £426/mo
Mortgage£1,036
Costs£635
Management£129
Maintenance£67
Insurance£28
CapEx reserve£65
Voids + council tax£7
Service charge + ground rent£235
Ltd co. accounts£104
Tax—
Shortfall−£426
Returns
Return before costs on price6.09%
Cash return on cash-5.18%
Gross margin£609
Cash needed£98,730
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.20
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 | £15,528 | £7,617 | £12,431 | £0 | £0 | -£4,520 | -£4,520 |
| Year 2 | £15,994 | £7,846 | £12,431 | £0 | £0 | -£4,283 | -£8,804 |
| Year 3 | £16,474 | £8,081 | £12,431 | £0 | £0 | -£4,039 | -£12,842 |
| Year 4 | £16,968 | £8,324 | £12,431 | £0 | £0 | -£3,787 | -£16,629 |
| Year 5 | £17,477 | £8,573 | £12,431 | £0 | £0 | -£3,528 | -£20,157 |
Disposal gain (gross)-£10,653
CGT£0
Net Disposal proceeds£274,502
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
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
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 cohortM50 · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Manchester Metropolitan · 2.9 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 · 2-bath · 810 sqft
£25k–£49k
£ per sqft
building cost only
£31–£61
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£5,670–£10,530
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,910–£17,010
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history53d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — +£459/mo · £886/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 | 6.09% | -£426 | £98,730 | -20.4% | Low | Feasible |
| Housing-benefit rent | 4.11% | -£826 | £98,730 | -45.1% | Med | Feasible |
| Council lease | 0.00% | -£1,470 | £98,730 | -91.0% | Low | Feasible |
| Refurb & refinance | 6.09% | -£426 | £116,332 | -17.3% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 16.59% | +£459 | £98,730 | 33.0% | High | Feasible |
| Buy, improve & sell | 0.00% | -£434 | £290,007 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context284 active short-lets nearby
Short-let market context
- 284 active short-let listings in this postcode
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 let51% occupancy
£226/night ADR
Based on 14 short-let comps nearby
Rent by the room conversion upside
+£162/mo cash flow vs Rent it out if converted to Rent by the room
11.29% Return before costs on price converted vs 6.09% as-is
As-is Rent it out
Monthly profit-£149
Return before costs on price6.09%
Cash needed£75,648
If converted to Rent by the room
Monthly profit+£13
Return before costs on price11.29%
Cash needed£91,648
Δ vs Rent it out Monthly profit+£162
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
£44,000
Range: £37,400 – £52,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 72% likely
medium 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
£51,450–£96,800full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 2 × bathroom£12,300–£22,550
- Rewire£3,240–£5,670
- Replumb£2,430–£4,860
- Windows£8,100–£14,580
- Paint + decor£6,480–£12,150
- Flooring£9,720–£18,630
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£15,528
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£5,118
Exit costs
Projected sale price (5y · 2%/yr growth)£281,541
Capital gain (pre-CGT)£26,541
Sale costs (~2.5%)£7,039
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-£20,157
Rates as of Oct 2024
Acquisition costs
£98,730cash neededPurchase price£255,000
Deposit (25%)£63,750
Stamp duty+5% additional-property surcharge£15,500
Refurb£12,130
Legal + survey£2,525
Mortgage fees£4,825
Total cash neededdeposit + costs (loan covers the rest)£98,730
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
This spacious, two-bedroom apartment is on the fourth floor and has a nineteen-foot reception room with attractive flooring and a semi-open-plan kitchen area featuring sleek, white units and integrated appliances. A door leads from the living area out onto a south and east-facing corner balcony. There is a generously-sized main bedroom with en-suite shower room plus a good-sized second double bedroom and a stylish bathroom. A large storage/utility cupboard has been provided i…
Floor plans
Listing metaonthemarket · Urban Moves - Richmond
About this listing
53 days · OnTheMarketPrice history
5-year price trend
Monthly profit
−£426
Cash needed
£99K
Return after costs
-5.18%
IRR
-5.26%
Listed 53d ago
Grapnel Apartments, 31 Furness Quay, Salford, M50, Salford, M50
flat · 2 bed · 2 bath · 810 sqft
£255,000
est £1,294 · 6.09% gross
1 / 5
11/100
Marginal
6.09% — verify the rent + comps locally.
6.09% Return before costs — around the area average for this property type.
Monthly profit −£426/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£255K
Return before costs
6.09%
est rent £1,294/mo18 comps within 500 mRange £1,283–£1,305/mo (Q1–Q3)
Bedrooms
2
2 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: £1,283–£1,305/mo · n=18
Financing
DepositYour cash in — the rest is the mortgage25% · £63,750
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 (£9,098–£16,982 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £191,250 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£426
after mortgage, operating costs & tax
Rent in£1,294/mo gross
£1,244/mo collected · £50/mo lost to voids
Where it goes
£1,036Mortgage£635Costs
Outgoings exceed rent — you top up £426/mo
Mortgage£1,036
Costs£635
Management£129
Maintenance£67
Insurance£28
CapEx reserve£65
Voids + council tax£7
Service charge + ground rent£235
Ltd co. accounts£104
Tax—
Shortfall−£426
Returns
Return before costs on price6.09%
Cash return on cash-5.18%
Gross margin£609
Cash needed£98,730
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.20
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context284 active short-lets nearby
Short-let market context
- 284 active short-let listings in this postcode
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 | £15,528 | £7,617 | £12,431 | £0 | £0 | -£4,520 | -£4,520 |
| Year 2 | £15,994 | £7,846 | £12,431 | £0 | £0 | -£4,283 | -£8,804 |
| Year 3 | £16,474 | £8,081 | £12,431 | £0 | £0 | -£4,039 | -£12,842 |
| Year 4 | £16,968 | £8,324 | £12,431 | £0 | £0 | -£3,787 | -£16,629 |
| Year 5 | £17,477 | £8,573 | £12,431 | £0 | £0 | -£3,528 | -£20,157 |
Rent by the room upside
What we verified
3307
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▾
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£2,523.96/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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,486
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£20,157
Acquisition costs
25% deposit£63,750
Stamp duty£15,500
Refurb£12,130
Legal + survey£2,525
Mortgage + broker£4,825
Cash needed£98,730
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
This spacious, two-bedroom apartment is on the fourth floor and has a nineteen-foot reception room with attractive flooring and a semi-open-plan kitchen area featuring sleek, white units and integrated appliances. A door leads from the living area out onto a south and east-facing corner balcony. There is a generously-sized main bedroom with en-suite shower room plus a good-sized second double bedroom and a stylish bathroom. A large storage/utility cupboard has been provided i…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice