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Year 5 disposal
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45/ 100
Caution
Real 10.50% Rent by the room return before costs but flagged risks need pricing in.
Why it works
- 7.30% return before costs — above-market
- 10.5% Rent by the room return before costs (net 5.63% after CapEx + bills) — conversion play
Why to be cautious
- EPC E — must hit C by 2030 (~£6,000–£12,000)
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£221/mo — significantly negative — real recurring drain
- -2.2% 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
−£221/mo
You top up £221/mo
Price
£220K
No local sold comps to compare
Return · IRR
-2.2%/yr
Loses money over 5 years
Cash to get in
£103K
Deposit + fees + refurb
Return before costs on price · Rent by the room 10.50%5-yr return on cash -7%Rent est. £1,339 (£1,243–£1,442)
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: £1,243–£1,442/mo · n=8
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 (£21,813–£40,718 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£221
after mortgage, operating costs & tax
Rent in£1,339/mo gross
£1,288/mo collected · £52/mo lost to voids
Where it goes
£894Mortgage£615Costs
Outgoings exceed rent — you top up £221/mo
Mortgage£894
Costs£615
Management£134
Maintenance£100
Insurance£28
CapEx reserve£67
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£221
Returns
Return before costs on price7.30%
Cash return on cash-2.56%
Gross margin£673
Cash needed£103,284
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.44
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 | £16,068 | £7,374 | £10,725 | £0 | £0 | -£2,031 | -£2,031 |
| Year 2 | £16,550 | £7,595 | £10,725 | £0 | £0 | -£1,770 | -£3,802 |
| Year 3 | £17,047 | £7,823 | £10,725 | £0 | £0 | -£1,502 | -£5,303 |
| Year 4 | £17,558 | £8,058 | £10,725 | £0 | £0 | -£1,225 | -£6,528 |
| Year 5 | £18,085 | £8,300 | £10,725 | £0 | £0 | -£940 | -£7,468 |
Disposal gain (gross)-£27,159
CGT£0
Net Disposal proceeds£236,825
What we verified
What we verified
33063 ok · 3 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: medium
- 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)
- 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
≈0.0% within 100 m vs 10% policy
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 ratingE
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand E
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£6k–£12k
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 · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Manchester Metropolitan · 6 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 history24d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — +£761/mo · £982/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 | 7.30% | -£221 | £103,284 | -7.2% | Low | Feasible |
| Housing-benefit rent | 5.17% | -£601 | £103,284 | -29.4% | Med | Feasible |
| Council lease | 0.00% | -£1,301 | £103,284 | -77.0% | Low | Feasible |
| Refurb & refinance | 7.30% | -£221 | £125,918 | -5.9% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 20.98% | +£761 | £103,284 | 49.7% | High | Feasible |
| Buy, improve & sell | 0.00% | -£407 | £275,618 | -4% | Med | Feasible |
| Rent by the room | 10.50% | -£1,156 | £134,284 | -45.3% | — | Feasible |
Short-let (SA) context308 active short-lets nearby
Short-let market context
- 308 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 let68% occupancy
£187/night ADR
Based on 19 short-let comps nearby
Rent by the room conversion upside
+£104/mo cash flow vs Rent it out if converted to Rent by the room
13.09% Return before costs on price converted vs 7.30% as-is
Room mix (3 lettable rooms)
1× Double @ £661/mo1× Single @ £556/mo1× En-suite @ £708/mo
≈ £1,925/mo gross room income
As-is Rent it out
Monthly profit+£20
Return before costs on price7.30%
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+£104
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
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
£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 2264 HMO comps within 1.7 km
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score90 / 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£16,068
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,649
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-£7,468
Rates as of Oct 2024
Acquisition costs
£103,284cash neededPurchase price£220,000
Deposit (25%)£55,000
Stamp duty+5% additional-property surcharge£12,900
Refurb£29,084
Legal + survey£2,000
Mortgage fees£4,300
Total cash neededdeposit + costs (loan covers the rest)£103,284
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
Spacious CHAIN FREE Three Bedroom, Semi-Detached Property Located in the Popular ‘O-Zone’, Within Walking Distance of Salford Royal Hospital and Ellesmere Park High School!
As you enter the property you head into an entrance hallway, which provides access to the spacious lounge to the left. Towards the rear of the property you will find an extended kitchen diner with access to the rear garden.
Upstairs, there are three well-proportioned bedrooms and a three-piece bathroom.…
Floor plans
Nearby active comparables1 rental · 5 deals
Comparable rentals
M6 · same beds + typeMedian nearby: £1,800/mo · 1 of 1 already let+£461 vs our est
- Milnthorpe Street, SalfordLet3b£1,800/moDec 2025
Listing metaonthemarket · Hills - Eccles
About this listing
24 days · OnTheMarketPrice history
5-year price trend
Monthly profit
−£221
Cash needed
£103K
Return after costs
-2.56%
IRR
-2.18%
Listed 24d ago
Orlanda Avenue, Salford, M6, Salford, M6
detached · 3 bed · 1 bath
£220,000
est £1,339 · 7.30% gross
Chain freeEPC E
1 / 15
45/100
Caution
10.50% — verify the rent + comps locally.
7.30% Return before costs — above-market
10.5% Rent by the room Return before costs — conversion play
Energy rating E — Min. energy standard blocker by 2030 (~£6,000–£12,000 upgrade)
Chain free
Price
£220K
Return before costs (best)
10.50%
Rent by the room
Bedrooms
3
1 bath
Energy rating
E
MEES (Minimum Energy Efficiency Standards) blocker by 2030
~£6,000–£12,000 upgrade
~£6,000–£12,000 upgrade
Deal flags1 issue
EPC E — 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: £1,243–£1,442/mo · n=8
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 (£21,813–£40,718 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£221
after mortgage, operating costs & tax
Rent in£1,339/mo gross
£1,288/mo collected · £52/mo lost to voids
Where it goes
£894Mortgage£615Costs
Outgoings exceed rent — you top up £221/mo
Mortgage£894
Costs£615
Management£134
Maintenance£100
Insurance£28
CapEx reserve£67
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£221
Returns
Return before costs on price7.30%
Cash return on cash-2.56%
Gross margin£673
Cash needed£103,284
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.44
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context308 active short-lets nearby
Short-let market context
- 308 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 | £16,068 | £7,374 | £10,725 | £0 | £0 | -£2,031 | -£2,031 |
| Year 2 | £16,550 | £7,595 | £10,725 | £0 | £0 | -£1,770 | -£3,802 |
| Year 3 | £17,047 | £7,823 | £10,725 | £0 | £0 | -£1,502 | -£5,303 |
| Year 4 | £17,558 | £8,058 | £10,725 | £0 | £0 | -£1,225 | -£6,528 |
| Year 5 | £18,085 | £8,300 | £10,725 | £0 | £0 | -£940 | -£7,468 |
Rent by the room upside
What we verified
4116
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▾
EPC~£6,000–£12,000 to upgrade to CE
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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
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-£7,468
Acquisition costs
25% deposit£55,000
Stamp duty£12,900
Refurb£29,084
Legal + survey£2,000
Mortgage + broker£4,300
Cash needed£103,284
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
Spacious CHAIN FREE Three Bedroom, Semi-Detached Property Located in the Popular ‘O-Zone’, Within Walking Distance of Salford Royal Hospital and Ellesmere Park High School!
As you enter the property you head into an entrance hallway, which provides access to the spacious lounge to the left. Towards the rear of the property you will find an extended kitchen diner with access to the rear garden.
Upstairs, there are three well-proportioned bedrooms and a three-piece bathroom.…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice