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Year 5 disposal
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84/ 100
Strong
Strong investment fundamentals.
Why it works
- 10.44% return before costs — above-market
- 15.6% Rent by the room return before costs (net 7.63% after CapEx + bills) — conversion play
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (102 yrs) — no short-lease drag
Why to be cautious
- 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
+£145/mo
Barely breaks even each month
Price vs market
Above comparable sales
+5% vs 12 sold
Return · IRR
3.0%/yr
Modest annualised return
Cash to get in
£68K
Deposit + fees + refurb
Price £150KReturn before costs on price · Rent by the room 15.59%5-yr return on cash 20%Rent est. £1,305 (£856–£1,990)
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: £856–£1,990/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
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 (£13,223–£24,682 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £112,500 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
+£145
after mortgage, operating costs & tax
Rent in£1,305/mo gross
£1,255/mo collected · £50/mo lost to voids
Where it goes
£609Mortgage£466Costs
£145/mo left as profit · 12% of rent kept
Mortgage£609
Costs£466
Management£131
Maintenance£67
Insurance£20
CapEx reserve£65
Voids + council tax£6
Service charge + ground rent£73
Ltd co. accounts£104
Tax£34
Profit+£145
Returns
Return before costs on price10.44%
Cash return on cash2.55%
Gross margin£789
Cash needed£68,380
Monthly profit payback39y 3m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.06
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 | £15,660 | £5,591 | £7,313 | £0 | £524 | £2,233 | £2,233 |
| Year 2 | £16,130 | £5,759 | £7,313 | £0 | £581 | £2,478 | £4,710 |
| Year 3 | £16,614 | £5,931 | £7,313 | £0 | £640 | £2,730 | £7,440 |
| Year 4 | £17,112 | £6,109 | £7,313 | £0 | £701 | £2,989 | £10,429 |
| Year 5 | £17,625 | £6,293 | £7,313 | £0 | £764 | £3,256 | £13,685 |
Disposal gain (gross)-£16,158
CGT£0
Net Disposal proceeds£161,472
What we verified
What we verified
60066 ok · 0 caution · 0 fail · 6 unknown
Legal & planning
Leasehold102 yr
Tenure & planning102 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 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
Critical
Lender impact
Top-floor / penthouse listing — building almost certainly > 11 m. Must have EWS1 or PAS 9980 to be mortgageable; verify with vendor.
Most lenders refuse
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 8PL · 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 · 990 sqft
£25k–£49k
£ per sqft
building cost only
£25–£49
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,930–£12,870
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,890–£20,790
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
Price & sale history149d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — +£1,124/mo · £828/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 | 10.44% | +£145 | £68,380 | 20.0% | Low | Feasible |
| Housing-benefit rent | 7.58% | -£172 | £68,380 | -6.0% | Med | Feasible |
| Council lease | 10.44% | +£297 | £68,380 | 30.3% | Low | Feasible |
| Refurb & refinance | 10.44% | +£145 | £82,932 | 16.5% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 30.77% | +£1,124 | £68,380 | 107.6% | High | Feasible |
| Buy, improve & sell | 0.00% | -£264 | £184,682 | -2% | Med | Feasible |
| Rent by the room | 15.59% | -£769 | £94,380 | -39.3% | — | Feasible |
Short-let (SA) context341 active short-lets nearby
Short-let market context
- 341 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 let68% occupancy
£187/night ADR
Based on 21 short-let comps nearby
Rent by the room conversion upside
+£127/mo cash flow vs Rent it out if converted to Rent by the room
19.20% Return before costs on price converted vs 10.44% as-is
Room mix (3 lettable rooms)
1× Double @ £667/mo1× Single @ £568/mo1× En-suite @ £715/mo
≈ £1,949/mo gross room income
As-is Rent it out
Monthly profit+£219
Return before costs on price10.44%
Cash needed£49,398
If converted to Rent by the room
Monthly profit+£346
Return before costs on price19.20%
Cash needed£65,398
Δ vs Rent it out Monthly profit+£127
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
£47,782–£90,000full refurb + room split
⚠️ Capped at 60% of £150,000 asking (£90,000). Raw model: £56,030–£105,535. Verify with a surveyor before offering.
What's in this cost
- Kitchen£7,829–£15,657
- 1 × bathroom£5,245–£9,615
- Rewire£3,752–£6,567
- Replumb£2,814–£5,628
- Windows£9,381–£16,885
- Paint + decor£7,505–£14,071
- Flooring£11,257–£21,576
Based on 2946 HMO comps within 842 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£15,660
Section 24 credit£0
Annual tax due£524
Post-tax Monthly profit annual£1,630
Exit costs
Projected sale price (5y · 2%/yr growth)£165,612
Capital gain (pre-CGT)£15,612
Sale costs (~2.5%)£4,140
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£13,685
Rates as of Oct 2024
Acquisition costs
£68,380cash neededPurchase price£150,000
Deposit (25%)£37,500
Stamp duty+5% additional-property surcharge£8,000
Refurb£17,630
Legal + survey£2,000
Mortgage fees£3,250
Total cash neededdeposit + costs (loan covers the rest)£68,380
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Three double bedrooms, top floor apartment complete with a modern fitted kitchen and balcony! Within Walking Distance of Salford Royal Hospital, Several Well-Kept Parks and Close to Transport Links!
This property would be a great first time home or investment, boasting great room sizes and a convenient location!
As you head into the property you go into a welcoming entrance hallway, which provides access to the spacious lounge diner, three double bedrooms, three-piece bathr…
Floor plans
Nearby active comparables1 rental
Comparable rentals
M6 · same beds + typeMedian nearby: £1,750/mo+£445 vs our est
- Shergar Way, (Castle Irwell ), Parkin…3b£1,750/moMay 2026
Other deals nearby
M6 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Hills
About this listing
149 days · ZooplaPrice history
5-year price trend
Monthly profit
+£145
Cash needed
£68K
Return after costs
2.55%
IRR
3.03%
Listed 149d ago
Moss Meadow Road, Tarleton House Moss Meadow Road M6
flat · 3 bed · 1 bath
£150,000
est £1,305 · 10.44% gross
Leasehold 102yrEPC C
1 / 10
84/100
Strong
Real 15.59% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.44% Return before costs — above-market
15.6% Rent by the room Return before costs — conversion play
Price
£150K
5% above sold comps
Return before costs (best)
15.59%
Rent by the room
Bedrooms
3
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: £856–£1,990/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
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 (£13,223–£24,682 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £112,500 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
+£145
after mortgage, operating costs & tax
Rent in£1,305/mo gross
£1,255/mo collected · £50/mo lost to voids
Where it goes
£609Mortgage£466Costs
£145/mo left as profit · 12% of rent kept
Mortgage£609
Costs£466
Management£131
Maintenance£67
Insurance£20
CapEx reserve£65
Voids + council tax£6
Service charge + ground rent£73
Ltd co. accounts£104
Tax£34
Profit+£145
Returns
Return before costs on price10.44%
Cash return on cash2.55%
Gross margin£789
Cash needed£68,380
Monthly profit payback39y 3m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.06
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context341 active short-lets nearby
Short-let market context
- 341 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 | £15,660 | £5,591 | £7,313 | £0 | £524 | £2,233 | £2,233 |
| Year 2 | £16,130 | £5,759 | £7,313 | £0 | £581 | £2,478 | £4,710 |
| Year 3 | £16,614 | £5,931 | £7,313 | £0 | £640 | £2,730 | £7,440 |
| Year 4 | £17,112 | £6,109 | £7,313 | £0 | £701 | £2,989 | £10,429 |
| Year 5 | £17,625 | £6,293 | £7,313 | £0 | £764 | £3,256 | £13,685 |
Rent by the room upside
What we verified
8006
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureLeasehold years remaining102 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£866/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£1,463
Annual rental tax£409
CGT yr 5£0 · company level
5y net total£13,685
Acquisition costs
25% deposit£37,500
Stamp duty£8,000
Refurb£17,630
Legal + survey£2,000
Mortgage + broker£3,250
Cash needed£68,380
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
Three double bedrooms, top floor apartment complete with a modern fitted kitchen and balcony! Within Walking Distance of Salford Royal Hospital, Several Well-Kept Parks and Close to Transport Links!
This property would be a great first time home or investment, boasting great room sizes and a convenient location!
As you head into the property you go into a welcoming entrance hallway, which provides access to the spacious lounge diner, three double bedrooms, three-piece bathr…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice