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Year 5 disposal
BMV -27%
⊞ View all 13
44/ 100
Caution
Real 7.58% return before costs but flagged risks need pricing in.
Why it works
- 7.58% return before costs — above-market
- Priced below market -27% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (115 yrs) — no short-lease drag
Why to be cautious
- Monthly profit −£68/mo — mildly negative — equity build may cover
- -0.6% 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
−£68/mo
You top up £68/mo
Price vs market
Below market value
-27% vs 12 sold · interior unseen
Return · IRR
-0.6%/yr
Loses money over 5 years
Cash left in
£28K
Stays in after refinancing at value
Price £224KCash to buy £89KReturn before costs on price 7.58%5-yr return on cash 2%Rent est. £1,415 (£1,288–£1,555)
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: £1,288–£1,555/mo · n=50
Financing
DepositYour cash in — the rest is the mortgage25% · £56,000
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 (£9,788–£18,271 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £168,000 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£68
after mortgage, operating costs & tax
Rent in£1,415/mo gross
£1,361/mo collected · £54/mo lost to voids
Where it goes
£910Mortgage£519Costs
Outgoings exceed rent — you top up £68/mo
Mortgage£910
Costs£519
Management£142
Maintenance£67
Insurance£28
CapEx reserve£71
Voids + council tax£5
Service charge + ground rent£102
Ltd co. accounts£104
Tax—
Shortfall−£68
Returns
Return before costs on price7.58%
Cash return on cash-0.92%
Gross margin£842
Cash needed£88,591
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.50
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 | £16,980 | £6,225 | £10,920 | £0 | £0 | -£165 | -£165 |
| Year 2 | £17,489 | £6,412 | £10,920 | £0 | £30 | £128 | -£37 |
| Year 3 | £18,014 | £6,604 | £10,920 | £0 | £93 | £397 | £360 |
| Year 4 | £18,555 | £6,802 | £10,920 | £0 | £158 | £674 | £1,034 |
| Year 5 | £19,111 | £7,006 | £10,920 | £0 | £225 | £960 | £1,994 |
Disposal gain (gross)-£11,100
CGT£0
Net Disposal proceeds£241,131
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
Leasehold115 yr
Tenure & planning115 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
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
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 cohortM20 5QT · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Manchester · 6.9 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 · 1-bath · 734 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£5,138–£9,542
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,074–£15,414
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history148d on marketno cuts yet
Strategy matrix
Council lease wins — +£108/mo · £176/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 | 7.58% | -£68 | £88,591 | 2.3% | Low | Feasible |
| Housing-benefit rent | 4.68% | -£564 | £88,591 | -31.9% | Med | Feasible |
| ⭐ Council lease | 7.58% | +£108 | £88,591 | 10.8% | Low | Feasible |
| Refurb & refinance | 7.58% | -£68 | £105,011 | 1.9% | Med | Feasible |
| Short-stay let / Airbnb | 9.40% | -£227 | £88,591 | -12.3% | High | Feasible |
| Buy, improve & sell | 0.00% | -£301 | £257,451 | 4% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context406 active short-lets nearby
Short-let market context
- 406 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:
- PSL
- 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 let21% occupancy
£270/night ADR
Based on 5 short-let comps nearby
Rent by the room conversion upside
+£55/mo cash flow vs Rent it out if converted to Rent by the room
12.86% Return before costs on price converted vs 7.58% as-is
As-is Rent it out
Monthly profit+£57
Return before costs on price7.58%
Cash needed£67,898
If converted to Rent by the room
Monthly profit+£112
Return before costs on price12.86%
Cash needed£83,898
Δ vs Rent it out Monthly profit+£55
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
Planning approval likelihood
Likely approvable · 62% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 61% (306 decisions)
≈0.0% within 100 m vs 10% policy
£42,488–£80,281full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 1 × bathroom£6,150–£11,275
- Rewire£2,936–£5,138
- Replumb£2,202–£4,404
- Windows£7,340–£13,212
- Paint + decor£5,872–£11,010
- Flooring£8,808–£16,882
Comparables
sold within 0.5 miWide · CV 37.1%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Manchester City-wide HMO Article 4
≈0.0% within 100 m vs 10% policy
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- GoodBroad Oak Primary SchoolPrimary · Community school · M20 5QB
- Not ratedParrs Wood High SchoolSecondary · Academy converter · M20 5PG
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£16,980
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£818
Exit costs
Projected sale price (5y · 2%/yr growth)£247,314
Capital gain (pre-CGT)£23,314
Sale costs (~2.5%)£6,183
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£1,994
Rates as of Oct 2024
Acquisition costs
£88,591cash neededPurchase price£224,000
Deposit (25%)£56,000
Stamp duty+5% additional-property surcharge£13,180
Refurb£13,051
Legal + survey£2,000
Mortgage fees£4,360
Total cash neededdeposit + costs (loan covers the rest)£88,591
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A stunning ground floor two double bedroom apartment with modern interior throughout. Located within walking distance to excellent transport links, Fletcher Moss Park and local amenities. Private entrance, communal entrance hall, two equally sized double bedrooms, spacious open plan fitted kitchen/living/dining area, and modern fitted three piece shower room. The property comes complete with gated parking to the rear and off road parking to the front of the property. Offered…
Floor plans
Listing metazoopla · Gascoigne Halman - Didsbury
About this listing
148 days · ZooplaPrice history
5-year price trend
Monthly profit
−£68
Cash needed
£89K
Return after costs
-0.92%
IRR
-0.62%
Listed 148d ago
Parrs Wood Road, East Didsbury M20
flat · 2 bed · 1 bath · 734 sqft
£224,000
est £1,415 · 7.58% gross
Leasehold 115yrEPC C
Priced below market
1 / 13
44/100
Caution
7.58% — verify the rent + comps locally.
Priced below market -27% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.58% Return before costs — above-market
Price
£224K
27% below sold comps
Return before costs
7.58%
est rent £1,415/monot enough comparablesRange £1,288–£1,555/mo (Q1–Q3)
Bedrooms
2
1 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: £1,288–£1,555/mo · n=50
Financing
DepositYour cash in — the rest is the mortgage25% · £56,000
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 (£9,788–£18,271 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £168,000 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£68
after mortgage, operating costs & tax
Rent in£1,415/mo gross
£1,361/mo collected · £54/mo lost to voids
Where it goes
£910Mortgage£519Costs
Outgoings exceed rent — you top up £68/mo
Mortgage£910
Costs£519
Management£142
Maintenance£67
Insurance£28
CapEx reserve£71
Voids + council tax£5
Service charge + ground rent£102
Ltd co. accounts£104
Tax—
Shortfall−£68
Returns
Return before costs on price7.58%
Cash return on cash-0.92%
Gross margin£842
Cash needed£88,591
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.50
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context406 active short-lets nearby
Short-let market context
- 406 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:
- PSL
- 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 | £16,980 | £6,225 | £10,920 | £0 | £0 | -£165 | -£165 |
| Year 2 | £17,489 | £6,412 | £10,920 | £0 | £30 | £128 | -£37 |
| Year 3 | £18,014 | £6,604 | £10,920 | £0 | £93 | £397 | £360 |
| Year 4 | £18,555 | £6,802 | £10,920 | £0 | £158 | £674 | £1,034 |
| Year 5 | £19,111 | £7,006 | £10,920 | £0 | £225 | £960 | £1,994 |
Rent by the room upside
What we verified
6206
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining115 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
Service chargeReduces net yield£1,200/yr
Ground rentDoubling clauses kill mortgageability£25/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 37.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,184
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£1,994
Acquisition costs
25% deposit£56,000
Stamp duty£13,180
Refurb£13,051
Legal + survey£2,000
Mortgage + broker£4,360
Cash needed£88,591
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
A stunning ground floor two double bedroom apartment with modern interior throughout. Located within walking distance to excellent transport links, Fletcher Moss Park and local amenities. Private entrance, communal entrance hall, two equally sized double bedrooms, spacious open plan fitted kitchen/living/dining area, and modern fitted three piece shower room. The property comes complete with gated parking to the rear and off road parking to the front of the property. Offered…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice