Monthly profit +£324/mo from completion — the no.1 reason to invest
14.80% return before costs — above-market
Priced below market -5% vs 12 nearby sold (last 12 mo) — instant equity
9.1% 5y IRR — strong total return on capital
Why to be cautious
Service charge unknown — could swing £100-300/mo
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£324/mo
Pays you every month, net of costs
Price vs market
Below market value
-5% vs 12 sold · interior unseen
Return · IRR
9.1%/yr
Solid annualised return
Cash left in
£41K
Stays in after refinancing at value
Price £130KCash to buy £46KReturn before costson price14.80%5-yr return on cash 56%Rent est. £1,603 (£1,405–£1,829)
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 liveRates as of 20 May 2026
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: £1,405–£1,829/mo · n=113
Financing
DepositYour cash in — the rest is the mortgage25% · £32,500
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
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 (£1,181–£2,205 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £97,500 loan + £1,000 booking fee
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.
-£69/mo cash flow vs Rent it out if converted to Rent by the room
22.15% Return before costs on price converted vs 14.80% as-is
As-is Rent it out
Monthly profit+£478
Return before costson price14.80%
Cash needed£44,398
If converted to Rent by the room
Monthly profit+£409
Return before costson price22.15%
Cash needed£60,398
Δ vs Rent it outMonthly profit-£69
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
£41,349–£78,000full refurb + room split
⚠️ Capped at 60% of £130,000 asking (£78,000). Raw model: £48,630–£91,735. Verify with a surveyor before offering.
What's in this cost
Kitchen£7,806–£15,611
1 × bathroom£5,229–£9,587
Rewire£3,061–£5,357
Replumb£2,296–£4,591
Windows£7,652–£13,774
Paint + decor£6,122–£11,479
Flooring£9,183–£17,601
Comparables
sold within 0.5 mi
Wide · CV 35.7%Med confidence
Loading nearby sold…
Location & area intelligence
Transport 100 / 100
Loading map…
Transport score100 / 100
On the map
Registered HMOs
Approved HMO conversions
Pending HMO applications
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
St George's CofE Primary School
Primary · Voluntary controlled school · M6 6SJ
Good
The Albion Academy
Secondary · Academy converter · M6 6QT
Good
Edstart
Not applicable · Other independent school · M6 6DW
Not rated
St Sebastian's RC Primary School
Primary · Voluntary aided school · M6 6ET
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
£3,743/yr kept
Annual gross rent£19,236
Section 24 credit£0
Annual tax due£1,052
Post-tax Monthly profitannual£3,743
Exit costs
£25,390 after CGT
Projected sale price (5y · 2%/yr growth)£143,531
Capital gain (pre-CGT)£13,531
Sale costs (~2.5%)£3,588
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 profitafter CGT£25,390
Rates as of Oct 2024
Acquisition costs
£45,625cash needed
Purchase price£130,000
Deposit (25%)£32,500
Stamp duty+5% additional-property surcharge£6,600
Refurb£1,575
Legal + survey£2,000
Mortgage fees£2,950
Total cash neededdeposit + costs (loan covers the rest)£45,625
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Brand new development has just launched in the heart of the City Centre!
Full Description
Brand new development has just launched in the heart of the City Centre!
Off plan investment opportunity For Investment Purposes Only Built up of 353 luxury studio apartments right in the heart of the vibrant city. The development holds a vast variety off on site amenities such as a gymnasium, communal area, rooftop garden and amazing transport connections. This development is in the p…
Priced below market -5% vs 12 nearby sold (last 12 mo)
Monthly profit+£324/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
14.80% Return before costs — above-market
Price
£130K
5% below sold comps
Return before costs
14.80%
est rent £1,603/mo113 comps within 500 mRange £1,405–£1,829/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
C
Energy rating
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
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: £1,405–£1,829/mo · n=113
Financing
DepositYour cash in — the rest is the mortgage25% · £32,500
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
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 (£1,181–£2,205 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £97,500 loan + £1,000 booking fee
Short-let (SA) context298 active short-lets nearby
Short-let market context
Local nightly-rate and occupancy benchmarks for this postcode.
298 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Central Greater Manchester · cap £873/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
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
£19,236
£7,363
£6,338
£0
£1,052
£4,483
£4,483
Year 2
£19,813
£7,584
£6,338
£0
£1,119
£4,772
£9,255
Year 3
£20,407
£7,812
£6,338
£0
£1,189
£5,069
£14,325
Year 4
£21,020
£8,046
£6,338
£0
£1,261
£5,375
£19,700
Year 5
£21,650
£8,288
£6,338
£0
£1,335
£5,690
£25,390
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)2 bd
If converted
Gross Rent by the room yield—
What we verified
12 total
4206
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining900 yr
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
EPCEnergy efficiency ratingC
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Area3▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 mi
Wide · CV 35.7%Med confidence
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£1,268
Annual rental tax£911
CGT yr 5£0 · company level
5y net total£25,390
Acquisition costs
£46K
25% deposit£32,500
Stamp duty£6,600
Refurb£1,575
Legal + survey£2,000
Mortgage + broker£2,950
Cash needed£45,625
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyZoopla
Brand new development has just launched in the heart of the City Centre!
Full Description
Brand new development has just launched in the heart of the City Centre!
Off plan investment opportunity For Investment Purposes Only Built up of 353 luxury studio apartments right in the heart of the vibrant city. The development holds a vast variety off on site amenities such as a gymnasium, communal area, rooftop garden and amazing transport connections. This development is in the p…