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Year 5 disposal
⊞ View all 12
82/ 100
Strong
Strong investment fundamentals.
Why it works
- 7.97% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (941 yrs) — no short-lease drag
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Service charge unknown — could swing £100-300/mo
- 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
+£42/mo
Barely breaks even each month
Price vs market
Above comparable sales
+14% vs 12 sold
Return · IRR
0.2%/yr
Modest annualised return
Cash to get in
£110K
Deposit + fees + refurb
Price £315KReturn before costs on price · Rent by the room 8.20%5-yr return on cash 10%Rent est. £2,091 (£1,881–£2,324)
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: £1,881–£2,324/mo · n=17
Financing
DepositYour cash in — the rest is the mortgage25% · £78,750
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 (£1,181–£2,205 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £236,250 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 £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£42
after mortgage, operating costs & tax
Rent in£2,091/mo gross
£2,011/mo collected · £80/mo lost to voids
Where it goes
£1,280Mortgage£679Costs
£42/mo left as profit · 2% of rent kept
Mortgage£1,280
Costs£679
Management£209
Maintenance£50
Insurance£28
CapEx reserve£105
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Tax£10
Profit+£42
Returns
Return before costs on price7.97%
Cash return on cash0.46%
Gross margin£1,332
Cash needed£110,075
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.57
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 | £25,092 | £8,147 | £15,356 | £0 | £302 | £1,287 | £1,287 |
| Year 2 | £25,845 | £8,391 | £15,356 | £0 | £398 | £1,699 | £2,986 |
| Year 3 | £26,620 | £8,643 | £15,356 | £0 | £498 | £2,123 | £5,109 |
| Year 4 | £27,419 | £8,902 | £15,356 | £0 | £600 | £2,560 | £7,669 |
| Year 5 | £28,241 | £9,169 | £15,356 | £0 | £706 | £3,010 | £10,679 |
Disposal gain (gross)-£1,509
CGT£0
Net Disposal proceeds£339,091
What we verified
What we verified
51065 ok · 1 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 ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
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 3DU · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Manchester · 10.3 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 · 1-bath · 1170 sqft
£28k–£55k
£ per sqft
building cost only
£24–£47
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£8,190–£15,210
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,870–£24,570
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
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 history39d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — +£1,046/mo · £533/mo ahead of Rent by the room
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 7.97% | +£42 | £110,075 | 9.7% | Low | Feasible |
| Housing-benefit rent | 5.32% | -£602 | £110,075 | -24.3% | Med | Feasible |
| Council lease | 7.97% | +£283 | £110,075 | 19.9% | Low | Feasible |
| Refurb & refinance | 7.97% | +£42 | £126,455 | 8.4% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 19.20% | +£1,046 | £110,075 | 64.3% | High | Feasible |
| Buy, improve & sell | 0.00% | -£357 | £341,230 | 9% | Med | Feasible |
| Rent by the room | 5.25% * | +£513 | £128,440 | — | — | Feasible |
* Rent by the room shows net yield on cost for the audited HMO conversion deal (post-conversion, after running costs) — not gross like the other rows. Its 5-yr ROI reads “—” because the audited deal is a year-one snapshot; the HMO conversion panel below shows the cash-back / payback horizon.
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 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 let82% occupancy
£203/night ADR
Based on 56 short-let comps nearby
Rent by the room conversion upside
-£431/mo cash flow vs Rent it out if converted to Rent by the room
9.14% Return before costs on price converted vs 7.97% as-is
£315k → 5-bed HMO @ ~£542/room: £2,786 pcm gross, ~£1,596 pcm net (5.2% net on £365k all-in incl. ~£26k works); GDV ~£213k → refinance releases ~£-77k (~£205k left in)
medium confidence
Unlocks ~£7,179/yr extra rent
4 → 5 lettable rooms · ~5.9% gross at max
Potential, not guaranteed (subject to planning + regs). Estimate from the floorplan (kitchen size assumed) — verify room sizes against the floorplan before offering.
How we calculated this
floorplan shows 6 habitable rooms (4 beds + 2 reception(s)) in 103 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 5 lettable rooms (1 double, 0 single) (incl. the garage — convertible to a bedroom or the communal area); sized to Stockport adopted standard (6.51/10.22 m²; HMO Recommended Standards, Stockport Council (Section 10 Space Standards, undated)); adds ~£598/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); mandatory HMO licence (5+ persons, England)
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
4 → 5 bed HMO+1 double5.25% net on cost4.79% cash-on-cashuplift 7.97% → 5.88%
💷 Refinance could release ~-£76,674
HMO licence
Sized to Stockport's adopted HMO standards
Projections use documented assumptions (local room rates, typical conversion costs, 75% LTV at 5.5%, indicative regional valuation yields) and each council’s published HMO standards. Not financial advice. Verify room sizes, licensing and planning with the council and a surveyor before purchase.
Room mix (4 lettable rooms)
2× Double @ £591/mo1× Single @ £515/mo1× En-suite @ £695/mo
≈ £2,393/mo gross room income
As-is Rent it out
Monthly profit+£213
Return before costs on price7.97%
Cash needed£90,648
If converted to Rent by the room
Monthly profit-£218
Return before costs on price9.14%
Cash needed£106,648
Δ vs Rent it out Monthly profit-£431
+1 room (5 total)
Monthly profit+£170
Return before costs on price11.40%
Cash needed£116,648
Extra rent+£598/mo
Show conversion detail
Conversion cost estimate
£33,000
Range: £26,400 – £41,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£63,430–£119,335full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 1 × bathroom£6,150–£11,275
- Rewire£5,200–£9,100
- Replumb£3,900–£7,800
- Windows£13,000–£23,400
- Paint + decor£10,400–£19,500
- Flooring£15,600–£29,900
Based on 43 HMO comps within 7.1 km
Comparables
sold within 0.5 miWide · CV 75.2%Med confidence
Loading 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
- GoodNevill Road Infant SchoolPrimary · Community school · SK7 3ET
- Not ratedNevill Road Junior SchoolPrimary · Community school · SK7 3ET
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£25,092
Section 24 credit£0
Annual tax due£302
Post-tax Monthly profit annual£322
Exit costs
Projected sale price (5y · 2%/yr growth)£347,785
Capital gain (pre-CGT)£32,785
Sale costs (~2.5%)£8,695
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£10,679
Rates as of Oct 2024
Acquisition costs
£110,075cash neededPurchase price£315,000
Deposit (25%)£78,750
Stamp duty+5% additional-property surcharge£21,500
Refurb£1,575
Legal + survey£2,525
Mortgage fees£5,725
Total cash neededdeposit + costs (loan covers the rest)£110,075
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Situated within a popular residential setting in Bramhall, Basle Close is an attractive three-storey middle townhouse offering well-proportioned accommodation across three floors. Presented in move-in-ready condition and offered for sale with no vendor chain, the property provides an ideal opportunity for buyers looking to settle into their new home without delay. On entering the property, you are welcomed by a particularly spacious hallway, providing an immediate sense of th…
Floor plans
Nearby active comparables1 rental
Comparable rentals
SK7 · same beds + typeMedian nearby: £2,000/mo-£91 vs our est
- Barrule Avenue SK74b£2,000/moMay 2026
Other deals nearby
SK7 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Bridgfords - Cheadle Hulme Sales
About this listing
39 days · ZooplaPrice history
5-year price trend
Monthly profit
+£42
Cash needed
£110K
Return after costs
0.46%
IRR
0.24%
Listed 39d ago
Basle Close, Bramhall, Stockport, Greater Manchester SK7
terraced · 4 bed · 1 bath
£315,000
est £2,091 · 7.97% gross
Leasehold 941yrEPC D
1 / 12
82/100
Strong
Real 8.20% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.97% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£315K
14% above sold comps
Return before costs (best)
8.20%
Rent by the room
Bedrooms
4
1 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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: £1,881–£2,324/mo · n=17
Financing
DepositYour cash in — the rest is the mortgage25% · £78,750
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 (£1,181–£2,205 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £236,250 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 £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£42
after mortgage, operating costs & tax
Rent in£2,091/mo gross
£2,011/mo collected · £80/mo lost to voids
Where it goes
£1,280Mortgage£679Costs
£42/mo left as profit · 2% of rent kept
Mortgage£1,280
Costs£679
Management£209
Maintenance£50
Insurance£28
CapEx reserve£105
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Tax£10
Profit+£42
Returns
Return before costs on price7.97%
Cash return on cash0.46%
Gross margin£1,332
Cash needed£110,075
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.57
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 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 | £25,092 | £8,147 | £15,356 | £0 | £302 | £1,287 | £1,287 |
| Year 2 | £25,845 | £8,391 | £15,356 | £0 | £398 | £1,699 | £2,986 |
| Year 3 | £26,620 | £8,643 | £15,356 | £0 | £498 | £2,123 | £5,109 |
| Year 4 | £27,419 | £8,902 | £15,356 | £0 | £600 | £2,560 | £7,669 |
| Year 5 | £28,241 | £9,169 | £15,356 | £0 | £706 | £3,010 | £10,679 |
Rent by the room upside
What we verified
5106
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▾
EPC~£3,000–£7,000 to upgrade to CD
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
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 75.2%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,071
Annual rental tax£119
CGT yr 5£0 · company level
5y net total£10,679
Acquisition costs
25% deposit£78,750
Stamp duty£21,500
Refurb£1,575
Legal + survey£2,525
Mortgage + broker£5,725
Cash needed£110,075
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 a popular residential setting in Bramhall, Basle Close is an attractive three-storey middle townhouse offering well-proportioned accommodation across three floors. Presented in move-in-ready condition and offered for sale with no vendor chain, the property provides an ideal opportunity for buyers looking to settle into their new home without delay. On entering the property, you are welcomed by a particularly spacious hallway, providing an immediate sense of th…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice