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Year 5 disposal
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84/ 100
Strong
Strong investment fundamentals.
Why it works
- Monthly profit +£289/mo from completion — the no.1 reason to invest
- 11.20% return before costs — above-market
- 13.9% Rent by the room return before costs (net 7.09% after CapEx + bills) — conversion play
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Leasehold 80yr — verify at solicitor
- 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
+£289/mo
Pays you every month, net of costs
Price vs market
Above comparable sales
+19% vs 12 sold
Return · IRR
5.5%/yr
Modest annualised return
Cash to get in
£70K
Deposit + fees + refurb
Price £170KReturn before costs on price · Rent by the room 13.86%5-yr return on cash 34%Rent est. £1,587 (£1,000–£2,519)
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: £1,000–£2,519/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £42,499
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 (£9,767–£18,231 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £127,496.25 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
+£289
after mortgage, operating costs & tax
Rent in£1,587/mo gross
£1,526/mo collected · £61/mo lost to voids
Where it goes
£691Mortgage£478Costs£289Your profit
£289/mo left as profit · 19% of rent kept
Mortgage£691
Costs£478
Management£159
Maintenance£67
Insurance£20
CapEx reserve£79
Voids + council tax£6
Service charge + ground rent£43
Ltd co. accounts£104
Tax£68
Profit+£289
Returns
Return before costs on price11.20%
Cash return on cash4.93%
Gross margin£1,048
Cash needed£70,471
Monthly profit payback20y 4m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.21
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 | £19,044 | £5,739 | £8,287 | £0 | £953 | £4,065 | £4,065 |
| Year 2 | £19,615 | £5,911 | £8,287 | £0 | £1,029 | £4,388 | £8,453 |
| Year 3 | £20,204 | £6,088 | £8,287 | £0 | £1,107 | £4,721 | £13,175 |
| Year 4 | £20,810 | £6,271 | £8,287 | £0 | £1,188 | £5,064 | £18,239 |
| Year 5 | £21,434 | £6,459 | £8,287 | £0 | £1,271 | £5,417 | £23,656 |
Disposal gain (gross)-£11,421
CGT£0
Net Disposal proceeds£182,996
What we verified
What we verified
32073 ok · 2 caution · 0 fail · 7 unknown
Legal & planning
Leasehold80 yr
Tenure & planning80 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Conversion approvability
Per-property planning assessment
Likely approvable72% likely
Confidence: high
- 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 ratingUnknown
EPC& 2030 deadlineEPC register
EPC band not available in the listing. The 2030 MEES minimum is band C — verify the certificate before offering.
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
OK
Floor
EWS1 typically required above 18m
Floor 0
Lender impact
Ground floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
Mortgageable
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 8PJ · 3 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Manchester Metropolitan · 5.5 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
3-bed · 1-bath · 732 sqft
£20k–£40k
£ per sqft
building cost only
£28–£55
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,124–£9,516
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,052–£15,372
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
Price & sale history173d on marketno cuts yet
Strategy matrix
Council lease wins — +£472/mo · £92/mo ahead of Short-stay let / Airbnb
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 11.20% | +£289 | £70,471 | 33.6% | Low | Feasible |
| Housing-benefit rent | 6.68% | -£224 | £70,471 | -10.0% | Med | Feasible |
| ⭐ Council lease | 11.20% | +£472 | £70,471 | 45.6% | Low | Feasible |
| Refurb & refinance | 11.20% | +£289 | £84,180 | 28.1% | Med | Feasible |
| Short-stay let / Airbnb | 17.01% | +£380 | £70,471 | 37.5% | High | Feasible |
| Buy, improve & sell | 0.00% | -£234 | £199,626 | 2% | Med | Feasible |
| Rent by the room | 13.86% | -£788 | £96,471 | -39.3% | — | Feasible |
Short-let (SA) context379 active short-lets nearby
Short-let market context
- 379 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Central Greater Manchester · cap £947/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Central Greater Manchester
- LHA monthly cap:
- £947
- 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 let72% occupancy
£111/night ADR
Based on 14 short-let comps nearby
Rent by the room conversion upside
-£59/mo cash flow vs Rent it out if converted to Rent by the room
16.94% Return before costs on price converted vs 11.20% as-is
Room mix (3 lettable rooms)
1× Double @ £669/mo1× Single @ £576/mo1× En-suite @ £719/mo
≈ £1,963/mo gross room income
As-is Rent it out
Monthly profit+£341
Return before costs on price11.20%
Cash needed£54,397
If converted to Rent by the room
Monthly profit+£282
Return before costs on price16.94%
Cash needed£70,397
Δ vs Rent it out Monthly profit-£59
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
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
£42,414–£80,143full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 1 × bathroom£6,150–£11,275
- Rewire£2,928–£5,124
- Replumb£2,196–£4,392
- Windows£7,320–£13,176
- Paint + decor£5,856–£10,980
- Flooring£8,784–£16,836
Based on 2890 HMO comps within 856 m
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£19,044
Section 24 credit£0
Annual tax due£953
Post-tax Monthly profit annual£3,333
Exit costs
Projected sale price (5y · 2%/yr growth)£187,688
Capital gain (pre-CGT)£17,693
Sale costs (~2.5%)£4,692
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£23,656
Rates as of Oct 2024
Acquisition costs
£70,471cash neededPurchase price£169,995
Deposit (25%)£42,499
Stamp duty+5% additional-property surcharge£9,400
Refurb£13,022
Legal + survey£2,000
Mortgage fees£3,550
Total cash neededdeposit + costs (loan covers the rest)£70,471
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
The Property Located in a quiet yet incredibly well-connected pocket of Salford, this spacious three-bedroom ground floor apartment offers a perfect blend of comfort and convenience. Boasting a well-thought-out layout and "no-stairs" accessibility, this property is an excellent opportunity for first-time buyers, growing families, or those looking for a high-yield investment near the hospital and MediaCityUK. The Interior The apartment opens into a long, welcoming entrance hal…
Floor plans
Nearby active comparables1 rental · 5 deals
Comparable rentals
M6 · same beds + typeMedian nearby: £1,750/mo+£163 vs our est
- Shergar Way, (Castle Irwell ), Parkin…3b£1,750/moMay 2026
Listing metazoopla · Irlam Estates
About this listing
173 days · ZooplaPrice history
5-year price trend
Monthly profit
+£289
Cash needed
£70K
Return after costs
4.93%
IRR
5.47%
Listed 173d ago
Moss Meadow Road, Carrington House M6
flat · 3 bed · 1 bath · 732 sqft
£169,995
est £1,587 · 11.20% gross
Leasehold 80yr
1 / 9
84/100
Strong
Real 13.86% — fundamentals work.
Monthly profit +£289/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
11.20% Return before costs — above-market
13.9% Rent by the room Return before costs — conversion play
Lease 80 yrs — extend before exit
Price
£170K
19% above sold comps
Return before costs (best)
13.86%
Rent by the room
Bedrooms
3
1 bath
Energy rating
—
Energy rating
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: £1,000–£2,519/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £42,499
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 (£9,767–£18,231 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £127,496.25 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
+£289
after mortgage, operating costs & tax
Rent in£1,587/mo gross
£1,526/mo collected · £61/mo lost to voids
Where it goes
£691Mortgage£478Costs£289Your profit
£289/mo left as profit · 19% of rent kept
Mortgage£691
Costs£478
Management£159
Maintenance£67
Insurance£20
CapEx reserve£79
Voids + council tax£6
Service charge + ground rent£43
Ltd co. accounts£104
Tax£68
Profit+£289
Returns
Return before costs on price11.20%
Cash return on cash4.93%
Gross margin£1,048
Cash needed£70,471
Monthly profit payback20y 4m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.21
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context379 active short-lets nearby
Short-let market context
- 379 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Central Greater Manchester · cap £947/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Central Greater Manchester
- LHA monthly cap:
- £947
- 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 | £19,044 | £5,739 | £8,287 | £0 | £953 | £4,065 | £4,065 |
| Year 2 | £19,615 | £5,911 | £8,287 | £0 | £1,029 | £4,388 | £8,453 |
| Year 3 | £20,204 | £6,088 | £8,287 | £0 | £1,107 | £4,721 | £13,175 |
| Year 4 | £20,810 | £6,271 | £8,287 | £0 | £1,188 | £5,064 | £18,239 |
| Year 5 | £21,434 | £6,459 | £8,287 | £0 | £1,271 | £5,417 | £23,656 |
Rent by the room upside
What we verified
6107
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureLeasehold years remaining80 yr
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
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
Service chargeReduces net yield£500/yr
Ground rentDoubling clauses kill mortgageability£10/yr
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 miWide · CV 14.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,657
Annual rental tax£814
CGT yr 5£0 · company level
5y net total£23,656
Acquisition costs
25% deposit£42,499
Stamp duty£9,400
Refurb£13,022
Legal + survey£2,000
Mortgage + broker£3,550
Cash needed£70,471
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
The Property Located in a quiet yet incredibly well-connected pocket of Salford, this spacious three-bedroom ground floor apartment offers a perfect blend of comfort and convenience. Boasting a well-thought-out layout and "no-stairs" accessibility, this property is an excellent opportunity for first-time buyers, growing families, or those looking for a high-yield investment near the hospital and MediaCityUK. The Interior The apartment opens into a long, welcoming entrance hal…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice