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Year 5 disposal
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35/ 100
Weak
12.90% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Monthly profit +£339/mo from completion — the no.1 reason to invest
- 12.90% return before costs — above-market
- 7.9% 5y IRR — strong total return on capital
- 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
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£339/mo
Pays you every month, net of costs
Price
£140K
No local sold comps to compare
Return · IRR
7.9%/yr
Modest annualised return
Cash to get in
£56K
Deposit + fees + refurb
Return before costs on price 12.90%5-yr return on cash 47%Rent est. £1,505 (£1,256–£1,803)
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: £1,256–£1,803/mo · n=75
Financing
DepositYour cash in — the rest is the mortgage25% · £35,000
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 (£6,461–£12,061 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £105,000 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£339
after mortgage, operating costs & tax
Rent in£1,505/mo gross
£1,447/mo collected · £58/mo lost to voids
Where it goes
£569Mortgage£460Costs£339Your profit
£339/mo left as profit · 23% of rent kept
Mortgage£569
Costs£460
Management£151
Maintenance£67
Insurance£20
CapEx reserve£75
Voids + council tax£9
Service charge + ground rent£34
Ltd co. accounts£104
Tax£80
Profit+£339
Returns
Return before costs on price12.90%
Cash return on cash7.26%
Gross margin£987
Cash needed£56,015
Monthly profit payback13y 10m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.54
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 | £18,060 | £5,516 | £6,825 | £0 | £1,087 | £4,632 | £4,632 |
| Year 2 | £18,602 | £5,681 | £6,825 | £0 | £1,158 | £4,937 | £9,569 |
| Year 3 | £19,160 | £5,852 | £6,825 | £0 | £1,232 | £5,251 | £14,820 |
| Year 4 | £19,735 | £6,027 | £6,825 | £0 | £1,308 | £5,574 | £20,394 |
| Year 5 | £20,327 | £6,208 | £6,825 | £0 | £1,386 | £5,907 | £26,302 |
Disposal gain (gross)-£7,208
CGT£0
Net Disposal proceeds£150,707
What we verified
What we verified
51145 ok · 1 caution · 1 fail · 4 unknown
Legal & planning
Leasehold105 yr
Tenure & planning105 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 certificateA2
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 profileStudent let
Tenant profilelikely cohortCH1 4HF · 2 bed
Primary profile
Student let
Nearest university
for student-let assessment
Manchester Metropolitan · 1.1 km
Reason
1.1 km from a major UK university — student couples / individuals dominate 2-bed lets here.
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 · 1-bath · 527 sqft
£17k–£33k
£ per sqft
building cost only
£32–£63
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£3,689–£6,851
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£5,797–£11,067
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history288d on marketno cuts yet
Strategy matrix
Council lease wins — +£393/mo · £54/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 | 12.90% | +£339 | £56,015 | 47.0% | Low | Feasible |
| Housing-benefit rent | 5.77% | -£305 | £56,015 | -25.0% | Med | Feasible |
| ⭐ Council lease | 12.90% | +£393 | £56,015 | 47.8% | Low | Feasible |
| Refurb & refinance | 12.90% | +£339 | £66,461 | 39.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£225 | £161,361 | 4% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA West Cheshire · cap £673/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- West Cheshire
- LHA monthly cap:
- £673
- Scheme type:
- other
- Premium:
- +700% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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
Rent by the room conversion upside
-£5/mo cash flow vs Rent it out if converted to Rent by the room
20.57% Return before costs on price converted vs 12.90% as-is
As-is Rent it out
Monthly profit+£382
Return before costs on price12.90%
Cash needed£46,898
If converted to Rent by the room
Monthly profit+£377
Return before costs on price20.57%
Cash needed£62,898
Δ vs Rent it out Monthly profit-£5
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
£52,000
Range: £46,000 – £60,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£34,169–£62,620full refurb + room split
What's in this cost
- Kitchen£8,820–£17,640
- 1 × bathroom£5,850–£10,725
- Rewire£2,108–£3,689
- Replumb£1,581–£3,162
- Windows£5,270–£9,486
- Paint + decor£4,216–£6,851
- Flooring£6,324–£11,067
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- GoodChester Blue Coat Church of England Primary SchoolPrimary · Voluntary aided school · CH1 4HG
- Not ratedUniversity of ChesterNot applicable · Higher education institutions · CH1 4BJ
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£18,060
Section 24 credit£0
Annual tax due£1,087
Post-tax Monthly profit annual£3,937
Exit costs
Projected sale price (5y · 2%/yr growth)£154,571
Capital gain (pre-CGT)£14,571
Sale costs (~2.5%)£3,864
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£26,302
Rates as of Oct 2024
Acquisition costs
£56,015cash neededPurchase price£140,000
Deposit (25%)£35,000
Stamp duty+5% additional-property surcharge£7,300
Refurb£8,615
Legal + survey£2,000
Mortgage fees£3,100
Total cash neededdeposit + costs (loan covers the rest)£56,015
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Situated within one of Chester’s most vibrant and sought-after districts, popular with both students and young professionals, this substantial five-bedroom Victorian terraced property offers an exceptional opportunity for those seeking a strong rental investment. Exempt from a mandatory HMO licence, the property represents an ideal purchase for an investor looking to create or expand a high-yield portfolio in this thriving rental market. The property enjoys a fantastic locati…
Floor plans
Listing metazoopla · C&R Properties Ltd
About this listing
288 days · ZooplaPrice history
5-year price trend
Monthly profit
+£339
Cash needed
£56K
Return after costs
7.26%
IRR
7.89%
Listed 288d ago
The Lighthouse, 3 Joiner Street, Manchester M4
flat · 2 bed · 1 bath · 527 sqft
£140,000
est £1,505 · 12.90% gross
Leasehold 105yrEPC G
1 / 13
35/100
Marginal
12.90% — verify the rent + comps locally.
Monthly profit +£339/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
12.90% Return before costs — above-market
Energy rating G — Min. energy standard blocker by 2030 (~£15,000–£30,000 upgrade)
Price
£140K
Return before costs
12.90%
est rent £1,505/mo75 comps within 500 mRange £1,256–£1,803/mo (Q1–Q3)
Bedrooms
2
1 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: £1,256–£1,803/mo · n=75
Financing
DepositYour cash in — the rest is the mortgage25% · £35,000
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 (£6,461–£12,061 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £105,000 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£339
after mortgage, operating costs & tax
Rent in£1,505/mo gross
£1,447/mo collected · £58/mo lost to voids
Where it goes
£569Mortgage£460Costs£339Your profit
£339/mo left as profit · 23% of rent kept
Mortgage£569
Costs£460
Management£151
Maintenance£67
Insurance£20
CapEx reserve£75
Voids + council tax£9
Service charge + ground rent£34
Ltd co. accounts£104
Tax£80
Profit+£339
Returns
Return before costs on price12.90%
Cash return on cash7.26%
Gross margin£987
Cash needed£56,015
Monthly profit payback13y 10m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.54
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA West Cheshire · cap £673/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- West Cheshire
- LHA monthly cap:
- £673
- Scheme type:
- other
- Premium:
- +700% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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 | £18,060 | £5,516 | £6,825 | £0 | £1,087 | £4,632 | £4,632 |
| Year 2 | £18,602 | £5,681 | £6,825 | £0 | £1,158 | £4,937 | £9,569 |
| Year 3 | £19,160 | £5,852 | £6,825 | £0 | £1,232 | £5,251 | £14,820 |
| Year 4 | £19,735 | £6,027 | £6,825 | £0 | £1,308 | £5,574 | £20,394 |
| Year 5 | £20,327 | £6,208 | £6,825 | £0 | £1,386 | £5,907 | £26,302 |
Rent by the room upside
What we verified
6215
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining105 yr
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPC~£15,000–£30,000 to upgrade to CG
EWS1External wall safety (cladding)A2
Refurb costBased on beds + baths + sqftEstimate available
Service chargeReduces net yield£200/yr
Ground rentDoubling clauses kill mortgageability£200/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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,365
Annual rental tax£955
CGT yr 5£0 · company level
5y net total£26,302
Acquisition costs
25% deposit£35,000
Stamp duty£7,300
Refurb£8,615
Legal + survey£2,000
Mortgage + broker£3,100
Cash needed£56,015
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
Situated within one of Chester’s most vibrant and sought-after districts, popular with both students and young professionals, this substantial five-bedroom Victorian terraced property offers an exceptional opportunity for those seeking a strong rental investment. Exempt from a mandatory HMO licence, the property represents an ideal purchase for an investor looking to create or expand a high-yield portfolio in this thriving rental market. The property enjoys a fantastic locati…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice