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Year 5 disposal
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11/ 100
Weak
6.21% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Long lease (941 yrs) — no short-lease drag
- EPC C — MEES compliant
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£331/mo — significantly negative — real recurring drain
- -2.6% 5y IRR — capital outlay disproportionate to returns
- No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£331/mo
You top up £331/mo
Price
£475K
No local sold comps to compare
Return · IRR
-2.6%/yr
Loses money over 5 years
Cash to get in
£185K
Deposit + fees + refurb
Return before costs on price · Rent by the room 6.21%5-yr return on cash -4%Rent est. £2,428 (£1,980–£2,977)
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: £1,980–£2,977/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £118,750
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 (£13,233–£24,702 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £356,250 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£331
after mortgage, operating costs & tax
Rent in£2,428/mo gross
£2,335/mo collected · £93/mo lost to voids
Where it goes
£1,930Mortgage£735Costs
Outgoings exceed rent — you top up £331/mo
Mortgage£1,930
Costs£735
Management£243
Maintenance£67
Insurance£40
CapEx reserve£121
Voids + council tax£9
Service charge + ground rent£151
Ltd co. accounts£104
Tax—
Shortfall−£331
Returns
Return before costs on price6.13%
Cash return on cash-2.15%
Gross margin£1,599
Cash needed£184,544
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.21
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 | £29,136 | £8,825 | £23,156 | £0 | £0 | -£2,846 | -£2,846 |
| Year 2 | £30,010 | £9,090 | £23,156 | £0 | £0 | -£2,236 | -£5,082 |
| Year 3 | £30,910 | £9,363 | £23,156 | £0 | £0 | -£1,609 | -£6,691 |
| Year 4 | £31,838 | £9,644 | £23,156 | £0 | £0 | -£962 | -£7,653 |
| Year 5 | £32,793 | £9,933 | £23,156 | £0 | £0 | -£296 | -£7,950 |
Disposal gain (gross)-£21,342
CGT£0
Net Disposal proceeds£511,327
What we verified
What we verified
60066 ok · 0 caution · 0 fail · 6 unknown
Legal & planning
Leasehold941 yr
Tenure & planning941 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
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 ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand C
MEES 2030 compliance
C required for new tenancies
PASS
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 cohortSK7 1EP · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Manchester · 12.6 km
Reason
4-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
4-bed · 2-bath · 1051 sqft
£29k–£58k
£ per sqft
building cost only
£28–£55
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£7,357–£13,663
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£11,561–£22,071
Guide rates · UK May 2026
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 history86d on marketno cuts yet
Strategy matrix
Council lease wins — +£12/mo · £342/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 | 6.13% | -£331 | £184,544 | -4.3% | Low | Feasible |
| Housing-benefit rent | 3.53% | -£1,259 | £184,544 | -35.9% | Med | Feasible |
| ⭐ Council lease | 6.13% | +£12 | £184,544 | 3.6% | Low | Feasible |
| Refurb & refinance | 6.13% | -£331 | £215,352 | -3.7% | Med | Feasible |
| Short-stay let / Airbnb | 5.18% | -£1,206 | £184,544 | -37.5% | High | Feasible |
| Buy, improve & sell | 0.00% | -£362 | £539,727 | 5% | Med | Feasible |
| Rent by the room | 6.53% | -£2,118 | £218,544 | -52.6% | — | Feasible |
Short-let (SA) context276 active short-lets nearby
Short-let market context
- 276 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Southern Greater Manchester · cap £1,396/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Southern Greater Manchester
- LHA monthly cap:
- £1,396
- Scheme type:
- other
- Premium:
- +800% 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
Local lettings demandby strategyLive area data
Short-stay let55% occupancy
£123/night ADR
Based on 17 short-let comps nearby
Rent by the room conversion upside
-£755/mo cash flow vs Rent it out if converted to Rent by the room
6.06% Return before costs on price converted vs 6.13% as-is
Room mix (4 lettable rooms)
4× Double @ £647/mo
≈ £2,586/mo gross room income
As-is Rent it out
Monthly profit-£88
Return before costs on price6.13%
Cash needed£130,648
If converted to Rent by the room
Monthly profit-£843
Return before costs on price6.06%
Cash needed£146,648
Δ vs Rent it out Monthly profit-£755
Show conversion detail
Conversion cost estimate
£28,600
Range: £22,000 – £37,400
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£60,367–£113,429full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 2 × bathroom£12,300–£22,550
- Rewire£4,204–£7,357
- Replumb£3,153–£6,306
- Windows£10,510–£18,918
- Paint + decor£8,408–£15,765
- Flooring£12,612–£24,173
Based on 15 HMO comps within 7.3 km
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 & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- OutstandingQueensgate Primary SchoolPrimary · Community school · SK7 1NE
- GoodMoss Hey Primary SchoolPrimary · Community school · SK7 1DS
- Not ratedValley SchoolNot applicable · Community special school · SK7 1EN
- Not ratedWoodford Primary SchoolPrimary · Free schools · SK7 1GX
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£29,136
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,966
Exit costs
Projected sale price (5y · 2%/yr growth)£524,438
Capital gain (pre-CGT)£49,438
Sale costs (~2.5%)£13,111
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-£7,950
Rates as of Oct 2024
Acquisition costs
£184,544cash neededPurchase price£475,000
Deposit (25%)£118,750
Stamp duty+5% additional-property surcharge£37,500
Refurb£17,644
Legal + survey£2,525
Mortgage fees£8,125
Total cash neededdeposit + costs (loan covers the rest)£184,544
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
No chain. This bay fronted semi detached property is ideally located in a familly orientated environment with excellent Schools & transport links on the doorstep. An inviting entrance hallway leads to a large bay fronted living room which displays an open plan arrangement to the dining room with double patio doors leading to the south facing rear garden. A separate galley style kitchen completes the ground floor accommodation but as with many properties along Ashley Drive, th…
Floor plans
Listing metazoopla · Gascoigne Halman - Bramhall
About this listing
86 days · ZooplaPrice history
5-year price trend
Monthly profit
−£331
Cash needed
£185K
Return after costs
-2.15%
IRR
-2.63%
Listed 86d ago
Ashley Drive, Bramhall SK7
semi-detached · 4 bed · 2 bath · 1,051 sqft
£475,000
est £2,428 · 6.13% gross
Chain freeLeasehold 941yrEPC C
1 / 15
11/100
Marginal
6.21% Rent by the room strategy — market rent unverified, verify locally.
Chain free
Price
£475K
Return before costs (best)
6.21%
Rent by the room
Bedrooms
4
2 bath
Energy rating
C
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: £1,980–£2,977/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £118,750
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 (£13,233–£24,702 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £356,250 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£331
after mortgage, operating costs & tax
Rent in£2,428/mo gross
£2,335/mo collected · £93/mo lost to voids
Where it goes
£1,930Mortgage£735Costs
Outgoings exceed rent — you top up £331/mo
Mortgage£1,930
Costs£735
Management£243
Maintenance£67
Insurance£40
CapEx reserve£121
Voids + council tax£9
Service charge + ground rent£151
Ltd co. accounts£104
Tax—
Shortfall−£331
Returns
Return before costs on price6.13%
Cash return on cash-2.15%
Gross margin£1,599
Cash needed£184,544
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.21
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context276 active short-lets nearby
Short-let market context
- 276 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Southern Greater Manchester · cap £1,396/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Southern Greater Manchester
- LHA monthly cap:
- £1,396
- Scheme type:
- other
- Premium:
- +800% 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 | £29,136 | £8,825 | £23,156 | £0 | £0 | -£2,846 | -£2,846 |
| Year 2 | £30,010 | £9,090 | £23,156 | £0 | £0 | -£2,236 | -£5,082 |
| Year 3 | £30,910 | £9,363 | £23,156 | £0 | £0 | -£1,609 | -£6,691 |
| Year 4 | £31,838 | £9,644 | £23,156 | £0 | £0 | -£962 | -£7,653 |
| Year 5 | £32,793 | £9,933 | £23,156 | £0 | £0 | -£296 | -£7,950 |
Rent by the room upside
What we verified
7006
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureLeasehold years remaining941 yr
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCEnergy efficiency ratingC
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Ground rentDoubling clauses kill mortgageability£17/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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£4,631
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£7,950
Acquisition costs
25% deposit£118,750
Stamp duty£37,500
Refurb£17,644
Legal + survey£2,525
Mortgage + broker£8,125
Cash needed£184,544
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
No chain. This bay fronted semi detached property is ideally located in a familly orientated environment with excellent Schools & transport links on the doorstep. An inviting entrance hallway leads to a large bay fronted living room which displays an open plan arrangement to the dining room with double patio doors leading to the south facing rear garden. A separate galley style kitchen completes the ground floor accommodation but as with many properties along Ashley Drive, th…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice