Skip to main contenthow this is calculated →
Year 5 disposal
⊞ View all 5
0/ 100
Weak
5.14% return before costs — verify the rent + comps locally.
Why it works
- Long lease (999 yrs) — no short-lease drag
Why to be cautious
- Monthly profit −£853/mo — heavily negative — needs monthly capital injection
- -8.7% 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
−£853/mo
You top up £853/mo
Price vs market
Above comparable sales
+219% vs 12 sold
Return · IRR
-8.7%/yr
Loses money over 5 years
Cash to get in
£132K
Deposit + fees + refurb
Price £375KReturn before costs on price 5.14%5-yr return on cash -34%Rent est. £1,606 (£1,506–£1,713)
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: £1,506–£1,713/mo · n=148
Financing
DepositYour cash in — the rest is the mortgage25% · £93,750
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 (£1,181–£2,205 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £281,250 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
-£853
after mortgage, operating costs & tax
Rent in£1,606/mo gross
£1,544/mo collected · £62/mo lost to voids
Where it goes
£1,523Mortgage£874Costs
Outgoings exceed rent — you top up £853/mo
Mortgage£1,523
Costs£874
Management£161
Maintenance£67
Insurance£28
CapEx reserve£80
Voids + council tax£9
Service charge + ground rent£425
Ltd co. accounts£104
Tax—
Shortfall−£853
Returns
Return before costs on price5.14%
Cash return on cash-7.76%
Gross margin£670
Cash needed£131,975
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.01
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 | £19,272 | £10,489 | £18,281 | £0 | £0 | -£9,498 | -£9,498 |
| Year 2 | £19,850 | £10,803 | £18,281 | £0 | £0 | -£9,235 | -£18,733 |
| Year 3 | £20,446 | £11,128 | £18,281 | £0 | £0 | -£8,963 | -£27,696 |
| Year 4 | £21,059 | £11,461 | £18,281 | £0 | £0 | -£8,684 | -£36,379 |
| Year 5 | £21,691 | £11,805 | £18,281 | £0 | £0 | -£8,396 | -£44,775 |
Disposal gain (gross)-£2,920
CGT£0
Net Disposal proceeds£403,680
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
Leasehold999 yr
Leaseholdmaterial factsListing extract
Ground rent
Doubling = lender risk
£0/yr
Service charge
Annual running cost
£4,800/yr
Extracted from listing description · verify with solicitor
Tenure & planning999 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
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
Critical
Floor
EWS1 typically required above 18m
Floor 31
Lender impact
31st floor — building almost certainly > 11 m. Must have EWS1 or PAS 9980 to be mortgageable; verify with vendor.
Most lenders refuse
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 profileYoung pro.
Tenant profilelikely cohortM3 7JH · 2 bed
Primary profile
Young professional
Nearest university
for student-let assessment
Manchester Metropolitan · 2 km
Reason
City-centre flat ≤ 2 beds — typical young-professional / commuter let market.
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 · 823 sqft
£25k–£50k
£ 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£5,761–£10,699
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£9,053–£17,283
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history44d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — +£383/mo · £1,005/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 | 5.14% | -£853 | £131,975 | -33.9% | Low | Feasible |
| Housing-benefit rent | 2.79% | -£1,508 | £131,975 | -65.3% | Med | Feasible |
| Council lease | 5.14% | -£622 | £131,975 | -25.7% | Low | Feasible |
| Refurb & refinance | 5.14% | -£853 | £151,355 | -29.6% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 14.59% | +£383 | £131,975 | 22.2% | High | Feasible |
| Buy, improve & sell | 0.00% | -£624 | £407,230 | 8% | 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
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
Local lettings demandby strategyLive area data
Short-stay let62% occupancy
£242/night ADR
Based on 21 short-let comps nearby
Rent by the room conversion upside
-£88/mo cash flow vs Rent it out if converted to Rent by the room
7.68% Return before costs on price converted vs 5.14% as-is
As-is Rent it out
Monthly profit-£364
Return before costs on price5.14%
Cash needed£105,648
If converted to Rent by the room
Monthly profit-£452
Return before costs on price7.68%
Cash needed£121,648
Δ vs Rent it out Monthly profit-£88
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
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
£51,931–£97,697full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 2 × bathroom£12,300–£22,550
- Rewire£3,292–£5,761
- Replumb£2,469–£4,938
- Windows£8,230–£14,814
- Paint + decor£6,584–£12,345
- Flooring£9,876–£18,929
Comparables
sold within 0.5 miWide · CV 53.0%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 & catchment1 school nearby
Nearby schoolsOfsted-rated, nearest first1 of 5
- GoodThe Friars Primary SchoolPrimary · Community school · M3 7EU
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£19,272
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£10,239
Exit costs
Projected sale price (5y · 2%/yr growth)£414,030
Capital gain (pre-CGT)£39,030
Sale costs (~2.5%)£10,351
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-£44,775
Rates as of Oct 2024
Acquisition costs
£131,975cash neededPurchase price£375,000
Deposit (25%)£93,750
Stamp duty+5% additional-property surcharge£27,500
Refurb£1,575
Legal + survey£2,525
Mortgage fees£6,625
Total cash neededdeposit + costs (loan covers the rest)£131,975
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
Julie Twist Properties are delighted to present this 31st floor apartment in Embankment Exchange – a luxury development positioned on the banks of the River Irwell. The apartment occupies a corner position and offers an expansive open-plan kitchen and living area with floor to ceiling windows allowing floods of natural light to fill the room. From here you can enjoy access to your own private terrace with panoramic views of Manchester's skyline. There are also two double bedr…
Floor plans
Nearby active comparables20 rentals
Comparable rentals
M3 · same beds + typeMedian nearby: £1,400/mo · 20 of 20 already let-£206 vs our est
- Queen Street, Manchester, Greater Man…Let2b£1,400/moMay 2026
- Dearmans Place, Salford, M3Let2b£1,500/moMay 2026
- Local BlackfriarsLet2b£1,350/moMay 2026
- Bury Street, Manchester, Greater Manc…Let2b£1,450/moMay 2026
- Cortland At Colliers Yard, 7 Bankside…Let2b£1,745/moDec 2025
- Cortland At Colliers Yard, 7 Bankside…Let2b£1,750/moDec 2025
- Greengate Salford M3Let2b£1,400/moDec 2025
- Greengate Salford M3Let2b£1,400/moDec 2025
- Greengate Salford M3Let2b£1,400/moDec 2025
- Greengate Salford M3Let2b£1,400/moMay 2026
- Greengate Salford M3Let2b£1,390/moDec 2025
- Corner Apartment, 35th Floor, Trinity…Let2b£1,750/moDec 2025
- Cortland By Colliers Yard, 7 Bankside…Let2b£1,850/moDec 2025
- One Cross Street, Salford, Manchester…Let2b£1,420/moDec 2025
- Greengate Salford M3Let2b£1,380/moDec 2025
- Blackfriars Road, Manchester, Greater…Let2b£1,080/moDec 2025
- Greengate Salford M3Let2b£1,365/moDec 2025
- Novella, 15 Stanley Street, Salford,…Let2b£1,550/moMay 2026
- Cross Street, Manchester, Greater Man…Let2b£1,380/moDec 2025
- Laurence Place, 2 New Kings Head Yard…Let2b£1,450/moMay 2026
Other deals nearby
M3 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metaonthemarket · Julie Twist Properties - Manchester
About this listing
44 days · OnTheMarketPrice history
5-year price trend
Monthly profit
−£853
Cash needed
£132K
Return after costs
-7.76%
IRR
-8.67%
Listed 44d ago
Embankment Exchange, Greengate, Salford, M3 7JH, Salford, M3 7JH
flat · 2 bed · 2 bath · 823 sqft
£375,000
est £1,606 · 5.14% gross
Leasehold 999yr
1 / 5
0/100
Marginal
5.14% — verify the rent + comps locally.
5.14% Return before costs — around the area average for this property type.
Monthly profit −£853/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£375K
219% above sold comps
Return before costs
5.14%
est rent £1,606/mo148 comps within 500 mRange £1,506–£1,713/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: £1,506–£1,713/mo · n=148
Financing
DepositYour cash in — the rest is the mortgage25% · £93,750
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 (£1,181–£2,205 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £281,250 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
-£853
after mortgage, operating costs & tax
Rent in£1,606/mo gross
£1,544/mo collected · £62/mo lost to voids
Where it goes
£1,523Mortgage£874Costs
Outgoings exceed rent — you top up £853/mo
Mortgage£1,523
Costs£874
Management£161
Maintenance£67
Insurance£28
CapEx reserve£80
Voids + council tax£9
Service charge + ground rent£425
Ltd co. accounts£104
Tax—
Shortfall−£853
Returns
Return before costs on price5.14%
Cash return on cash-7.76%
Gross margin£670
Cash needed£131,975
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.01
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
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 | £19,272 | £10,489 | £18,281 | £0 | £0 | -£9,498 | -£9,498 |
| Year 2 | £19,850 | £10,803 | £18,281 | £0 | £0 | -£9,235 | -£18,733 |
| Year 3 | £20,446 | £11,128 | £18,281 | £0 | £0 | -£8,963 | -£27,696 |
| Year 4 | £21,059 | £11,461 | £18,281 | £0 | £0 | -£8,684 | -£36,379 |
| Year 5 | £21,691 | £11,805 | £18,281 | £0 | £0 | -£8,396 | -£44,775 |
Rent by the room upside
What we verified
3307
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining999 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£4,800/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 53.0%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,656
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£44,775
Acquisition costs
25% deposit£93,750
Stamp duty£27,500
Refurb£1,575
Legal + survey£2,525
Mortgage + broker£6,625
Cash needed£131,975
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
Julie Twist Properties are delighted to present this 31st floor apartment in Embankment Exchange – a luxury development positioned on the banks of the River Irwell. The apartment occupies a corner position and offers an expansive open-plan kitchen and living area with floor to ceiling windows allowing floods of natural light to fill the room. From here you can enjoy access to your own private terrace with panoramic views of Manchester's skyline. There are also two double bedr…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice