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Year 5 disposal
BMV -12%
⊞ View all 9
0/ 100
Weak
9.69% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 9.69% return before costs — above-market
- Priced below market -12% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- EPC G — MEES (Minimum Energy Efficiency Standards) blocker by 2030 · ~£15,000–£30,000 upgrade cost
- Leasehold 80yr — verify at solicitor
- Monthly profit −£44/mo — mildly negative — equity build may cover
- -0.7% 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
−£44/mo
You top up £44/mo
Price vs market
Below market value
-12% vs 12 sold · interior unseen
Return · IRR
-0.7%/yr
Loses money over 5 years
Cash left in
£41K
Stays in after refinancing at value
Price £125KCash to buy £54KReturn before costs on price 9.69%5-yr return on cash 2%Rent est. £1,009 (£921–£1,105)
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: £921–£1,105/mo · n=26
Financing
DepositYour cash in — the rest is the mortgage25% · £31,250
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 (£8,473–£15,816 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £93,750 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£44
after mortgage, operating costs & tax
Rent in£1,009/mo gross
£970/mo collected · £39/mo lost to voids
Where it goes
£508Mortgage£507Costs
Outgoings exceed rent — you top up £44/mo
Mortgage£508
Costs£507
Management£101
Maintenance£67
Insurance£20
CapEx reserve£50
Voids + council tax£7
Service charge + ground rent£157
Ltd co. accounts£104
Tax—
Shortfall−£44
Returns
Return before costs on price9.69%
Cash return on cash-0.99%
Gross margin£464
Cash needed£53,672
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.91
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £12,108 | £6,078 | £6,094 | £0 | £0 | -£64 | -£64 |
| Year 2 | £12,471 | £6,261 | £6,094 | £0 | £22 | £95 | £31 |
| Year 3 | £12,845 | £6,448 | £6,094 | £0 | £58 | £245 | £276 |
| Year 4 | £13,231 | £6,642 | £6,094 | £0 | £94 | £401 | £677 |
| Year 5 | £13,628 | £6,841 | £6,094 | £0 | £132 | £561 | £1,238 |
Disposal gain (gross)-£9,987
CGT£0
Net Disposal proceeds£134,560
What we verified
What we verified
23152 ok · 3 caution · 1 fail · 5 unknown
Legal & planning
Leasehold80 yr
Tenure & planning80 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
Building condition
Energy ratingG · ~£15k–£30k fix
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand G
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£15k–£30k
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 cohortM6 8ND · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Manchester Metropolitan · 6.3 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 · 613 sqft
£22k–£43k
£ per sqft
building cost only
£35–£70
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£4,291–£7,969
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,743–£12,873
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history473d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — +£564/mo · £481/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 | 9.69% | -£44 | £53,672 | 2.3% | Low | Feasible |
| Housing-benefit rent | 8.38% | -£213 | £53,672 | -13.7% | Med | Feasible |
| Council lease | 9.69% | +£83 | £53,672 | 12.7% | Low | Feasible |
| Refurb & refinance | 9.69% | -£44 | £64,441 | 1.9% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 25.44% | +£564 | £53,672 | 70.0% | High | Feasible |
| Buy, improve & sell | 0.00% | -£348 | £149,066 | 1% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context307 active short-lets nearby
Short-let market context
- 307 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 let57% occupancy
£153/night ADR
Based on 34 short-let comps nearby
Rent by the room conversion upside
+£321/mo cash flow vs Rent it out if converted to Rent by the room
23.04% Return before costs on price converted vs 9.69% as-is
As-is Rent it out
Monthly profit+£103
Return before costs on price9.69%
Cash needed£43,148
If converted to Rent by the room
Monthly profit+£425
Return before costs on price23.04%
Cash needed£59,148
Δ vs Rent it out Monthly profit+£321
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
£52,800
Range: £46,200 – £61,600
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
£39,805–£75,000full refurb + room split
⚠️ Capped at 60% of £125,000 asking (£75,000). Raw model: £44,161–£83,207. Verify with a surveyor before offering.
What's in this cost
- Kitchen£8,275–£16,549
- 2 × bathroom£11,087–£20,326
- Rewire£2,210–£3,868
- Replumb£1,658–£3,315
- Windows£5,525–£9,946
- Paint + decor£4,420–£8,288
- Flooring£6,630–£12,708
Comparables
sold within 0.5 miWide · CV 14.7%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 & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- Requires improvementBuile Hill AcademySecondary · Academy converter · M6 8RD
- Not ratedLight Oaks Infant SchoolPrimary · Community school · M6 8LU
- Not ratedLight Oaks Junior SchoolPrimary · Community school · M6 8LU
- Not ratedAll Hallows RC High SchoolSecondary · Voluntary aided school · M6 8AA
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£12,108
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£530
Exit costs
Projected sale price (5y · 2%/yr growth)£138,010
Capital gain (pre-CGT)£13,010
Sale costs (~2.5%)£3,450
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£1,238
Rates as of Oct 2024
Acquisition costs
£53,672cash neededPurchase price£125,000
Deposit (25%)£31,250
Stamp duty+5% additional-property surcharge£6,250
Refurb£11,297
Legal + survey£2,000
Mortgage fees£2,875
Total cash neededdeposit + costs (loan covers the rest)£53,672
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Public Notice Address: 29 Pinhigh Place Salford M6 8nd We are acting in the sale of the above property and have received an offer of £125,000. Any interested parties must submit their offer in writing to the selling agent within 14 days of the date of this notice. If no further acceptable offers are received during this period, the property will be marked as Sold Subject to Contract (sstc) and no further offers will be accepted while under this status. 14/05/2026 A two bedroo…
Floor plans
Listing metazoopla · Bridgfords - Swinton Sales
About this listing
473 days · ZooplaPrice history
5-year price trend
Monthly profit
−£44
Cash needed
£54K
Return after costs
-0.99%
IRR
-0.67%
Listed 473d ago
Pinhigh Place, Salford, Greater Manchester M6
flat · 2 bed · 2 bath · 613 sqft
£125,000
est £1,009 · 9.69% gross
Leasehold 80yrEPC G
Priced below market
1 / 8
0/100
Marginal
9.69% — verify the rent + comps locally.
Priced below market -12% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.69% Return before costs — above-market
Energy rating G — Min. energy standard blocker by 2030 (~£15,000–£30,000 upgrade)
Lease 80 yrs — extend before exit
Price
£125K
12% below sold comps
Return before costs
9.69%
est rent £1,009/monot enough comparablesRange £921–£1,105/mo (Q1–Q3)
Bedrooms
2
2 bath
Energy rating
G
MEES (Minimum Energy Efficiency Standards) blocker by 2030
~£15,000–£30,000 upgrade
~£15,000–£30,000 upgrade
Deal flags1 issue
EPC G — MEES blocker
Cannot be let on a new tenancy without upgrade to E (current) / C (2030)
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: £921–£1,105/mo · n=26
Financing
DepositYour cash in — the rest is the mortgage25% · £31,250
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 (£8,473–£15,816 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £93,750 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£44
after mortgage, operating costs & tax
Rent in£1,009/mo gross
£970/mo collected · £39/mo lost to voids
Where it goes
£508Mortgage£507Costs
Outgoings exceed rent — you top up £44/mo
Mortgage£508
Costs£507
Management£101
Maintenance£67
Insurance£20
CapEx reserve£50
Voids + council tax£7
Service charge + ground rent£157
Ltd co. accounts£104
Tax—
Shortfall−£44
Returns
Return before costs on price9.69%
Cash return on cash-0.99%
Gross margin£464
Cash needed£53,672
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.91
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context307 active short-lets nearby
Short-let market context
- 307 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 | £12,108 | £6,078 | £6,094 | £0 | £0 | -£64 | -£64 |
| Year 2 | £12,471 | £6,261 | £6,094 | £0 | £22 | £95 | £31 |
| Year 3 | £12,845 | £6,448 | £6,094 | £0 | £58 | £245 | £276 |
| Year 4 | £13,231 | £6,642 | £6,094 | £0 | £94 | £401 | £677 |
| Year 5 | £13,628 | £6,841 | £6,094 | £0 | £132 | £561 | £1,238 |
Rent by the room upside
What we verified
4316
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining80 yr
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPC~£15,000–£30,000 to upgrade to CG
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Service chargeReduces net yield£1,680/yr
Ground rentDoubling clauses kill mortgageability£208/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 14.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,219
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£1,238
Acquisition costs
25% deposit£31,250
Stamp duty£6,250
Refurb£11,297
Legal + survey£2,000
Mortgage + broker£2,875
Cash needed£53,672
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 copyZoopla
Public Notice Address: 29 Pinhigh Place Salford M6 8nd We are acting in the sale of the above property and have received an offer of £125,000. Any interested parties must submit their offer in writing to the selling agent within 14 days of the date of this notice. If no further acceptable offers are received during this period, the property will be marked as Sold Subject to Contract (sstc) and no further offers will be accepted while under this status. 14/05/2026 A two bedroo…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice