7.51% Rent by the room return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
Monthly profit −£441/mo — significantly negative — real recurring drain
-4.4% 5y IRR — capital outlay disproportionate to returns
No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.
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
−£441/mo
You top up £441/mo
Price
£325K
No local sold comps to compare
Return · IRR
-4.4%/yr
Loses money over 5 years
Cash to get in
£127K
Deposit + fees + refurb
Return before costson price · Rent by the room7.51%5-yr return on cash -16%Rent est. £1,252 (£1,198–£1,308)
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).
Listing seen …
What-if calculator
Edit any input — outputs recalc live
Buy-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: £1,198–£1,308/mo · n=16
Financing
DepositYour cash in — the rest is the mortgage25% · £81,250
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
3.0%9.0%
5-year fixed (market average) — 5.50% (as of 2026-05).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £243,750 loan + £1,000 booking fee
Running costs
Management10%
0%20%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £200K–£400K
Cladding safety certificateNot stated on the listingHeritageNot stated on the listing
Heritage& planning constraintsCADW 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.
Total cash neededdeposit + costs (loan covers the rest)£126,886
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
Next Move Estates are pleased to present this well-proportioned Three-Bedroom Mid- Terraced Property in a highly desirable Salford area.The property offers spacious accommodation comprising a welcoming reception room, a generous kitchen diner providing excellent space for both cooking and dining, three well-proportioned bedrooms, and a family bathroom.Externally, the property benefits from on road parking and a rear yard, providing useful outdoor space and further enhancing t…
4.62% Return before costs — around the area average for this property type.
Monthly profit −£441/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£325K
Return before costs (best)
7.51%
Rent by the room
Bedrooms
3
1 bath
Energy rating
—
Energy rating
Run the numbers
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What-if calculator
Edit any input — outputs recalc live
Buy-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: £1,198–£1,308/mo · n=16
Financing
DepositYour cash in — the rest is the mortgage25% · £81,250
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
3.0%9.0%
5-year fixed (market average) — 5.50% (as of 2026-05).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £243,750 loan + £1,000 booking fee
Running costs
Management10%
0%20%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £200K–£400K
Short-let (SA) context335 active short-lets nearby
Short-let market context
Local nightly-rate and occupancy benchmarks for this postcode.
335 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
£15,024
£4,498
£15,234
£0
£0
-£4,708
-£4,708
Year 2
£15,475
£4,633
£15,234
£0
£0
-£4,393
-£9,101
Year 3
£15,939
£4,772
£15,234
£0
£0
-£4,067
-£13,169
Year 4
£16,417
£4,915
£15,234
£0
£0
-£3,732
-£16,901
Year 5
£16,910
£5,063
£15,234
£0
£0
-£3,387
-£20,288
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)3 bd
Conversion£26,000
If converted
Gross / mo£2,035
Gross Rent by the room yield7.51%
What we verified
12 total
4007
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeAsk agent
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
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
Area3▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedNo postcode
FloodEA Flood Map · England onlyChecking…
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 mi
Loading nearby sold…
Location & transport
Score 100/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,047
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£20,288
Acquisition costs
£127K
25% deposit£81,250
Stamp duty£22,500
Refurb£15,111
Legal + survey£2,150
Mortgage + broker£5,875
Cash needed£126,886
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyOnTheMarket
Next Move Estates are pleased to present this well-proportioned Three-Bedroom Mid- Terraced Property in a highly desirable Salford area.The property offers spacious accommodation comprising a welcoming reception room, a generous kitchen diner providing excellent space for both cooking and dining, three well-proportioned bedrooms, and a family bathroom.Externally, the property benefits from on road parking and a rear yard, providing useful outdoor space and further enhancing t…