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Year 5 disposal
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21/ 100
Weak
6.05% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£182/mo — mildly negative — equity build may cover
- -2.3% 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
−£182/mo
You top up £182/mo
Price
£220K
No local sold comps to compare
Return · IRR
-2.3%/yr
Loses money over 5 years
Cash to get in
£86K
Deposit + fees + refurb
Return before costs on price 6.05%5-yr return on cash -6%Rent est. £1,109 (£1,102–£1,116)
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: £1,102–£1,116/mo · n=58
Financing
DepositYour cash in — the rest is the mortgage25% · £55,000
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 (£9,419–£17,581 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £165,000 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£182
after mortgage, operating costs & tax
Rent in£1,109/mo gross
£1,066/mo collected · £43/mo lost to voids
Where it goes
£894Mortgage£355Costs
Outgoings exceed rent — you top up £182/mo
Mortgage£894
Costs£355
Management£111
Maintenance£50
Insurance£28
CapEx reserve£55
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£182
Returns
Return before costs on price6.05%
Cash return on cash-2.53%
Gross margin£712
Cash needed£86,458
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.19
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 | £13,308 | £4,255 | £10,725 | £0 | £0 | -£1,672 | -£1,672 |
| Year 2 | £13,707 | £4,382 | £10,725 | £0 | £0 | -£1,400 | -£3,072 |
| Year 3 | £14,118 | £4,514 | £10,725 | £0 | £0 | -£1,120 | -£4,192 |
| Year 4 | £14,542 | £4,649 | £10,725 | £0 | £0 | -£832 | -£5,024 |
| Year 5 | £14,978 | £4,789 | £10,725 | £0 | £0 | -£535 | -£5,560 |
Disposal gain (gross)-£10,333
CGT£0
Net Disposal proceeds£236,825
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
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 profileMixed demand
Tenant profilelikely cohortSK1 3JP · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Manchester · 9.2 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 · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,670–£10,530
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,910–£17,010
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history0d on marketno cuts yet
Strategy matrix
Council lease wins — -£22/mo · £160/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 | 6.05% | -£182 | £86,458 | -6.4% | Low | Feasible |
| Housing-benefit rent | 4.08% | -£525 | £86,458 | -30.6% | Med | Feasible |
| ⭐ Council lease | 6.05% | -£22 | £86,458 | 1.7% | Low | Feasible |
| Refurb & refinance | 6.05% | -£182 | £102,481 | -5.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£182 | £252,181 | 4% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Southern Greater Manchester · cap £748/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Southern Greater Manchester
- LHA monthly cap:
- £748
- 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
Rent by the room conversion upside
+£286/mo cash flow vs Rent it out if converted to Rent by the room
13.09% Return before costs on price converted vs 6.05% as-is
As-is Rent it out
Monthly profit-£162
Return before costs on price6.05%
Cash needed£66,898
If converted to Rent by the room
Monthly profit+£124
Return before costs on price13.09%
Cash needed£82,898
Δ vs Rent it out Monthly profit+£286
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
£48,630–£91,735full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 1 × bathroom£6,150–£11,275
- Rewire£3,600–£6,300
- Replumb£2,700–£5,400
- Windows£9,000–£16,200
- Paint + decor£7,200–£13,500
- Flooring£10,800–£20,700
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 & catchment1 school nearby
Nearby schoolsOfsted-rated, nearest first1 of 5
- Requires improvementSt Thomas' Church of England Primary School StockportPrimary · Voluntary controlled school · SK1 3PJ
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£13,308
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,184
Exit costs
Projected sale price (5y · 2%/yr growth)£242,898
Capital gain (pre-CGT)£22,898
Sale costs (~2.5%)£6,072
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-£5,560
Rates as of Oct 2024
Acquisition costs
£86,458cash neededPurchase price£220,000
Deposit (25%)£55,000
Stamp duty+5% additional-property surcharge£12,900
Refurb£12,558
Legal + survey£1,700
Mortgage fees£4,300
Total cash neededdeposit + costs (loan covers the rest)£86,458
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Situated on a larger-than-average plot, this spacious two-bedroom end terrace property offers generous accommodation throughout, complemented by excellent outside space, a garage, workshop and gated driveway.
Upon entering the property, a welcoming entrance hallway leads through to the bright and spacious living room, providing an ideal space for relaxing and entertaining. To the rear of the property is a modern fitted kitchen/dining room, featuring a range of fitted applian…
Floor plans
Nearby active comparables2 rentals
Comparable rentals
SK1 · same beds + typeMedian nearby: £1,070/mo · 2 of 2 already let-£39 vs our est
- Victoria road, Dukinfield, SK1Let2b£1,045/moMay 2026
- Victoria Road, Stockport, SK1Let2b£1,095/moMay 2026
Other deals nearby
SK1 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Bridgfords - Stockport Sales
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£182
Cash needed
£86K
Return after costs
-2.53%
IRR
-2.26%
Harrop Street, Stockport, Greater Manchester SK1
terraced · 2 bed · 1 bath
£220,000
est £1,109 · 6.05% gross
EPC D
1 / 22
21/100
Marginal
6.05% — verify the rent + comps locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£220K
Return before costs
6.05%
est rent £1,109/monot enough comparablesRange £1,102–£1,116/mo (Q1–Q3)
Bedrooms
2
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: £1,102–£1,116/mo · n=58
Financing
DepositYour cash in — the rest is the mortgage25% · £55,000
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 (£9,419–£17,581 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £165,000 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£182
after mortgage, operating costs & tax
Rent in£1,109/mo gross
£1,066/mo collected · £43/mo lost to voids
Where it goes
£894Mortgage£355Costs
Outgoings exceed rent — you top up £182/mo
Mortgage£894
Costs£355
Management£111
Maintenance£50
Insurance£28
CapEx reserve£55
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£182
Returns
Return before costs on price6.05%
Cash return on cash-2.53%
Gross margin£712
Cash needed£86,458
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.19
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Southern Greater Manchester · cap £748/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Southern Greater Manchester
- LHA monthly cap:
- £748
- 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 | £13,308 | £4,255 | £10,725 | £0 | £0 | -£1,672 | -£1,672 |
| Year 2 | £13,707 | £4,382 | £10,725 | £0 | £0 | -£1,400 | -£3,072 |
| Year 3 | £14,118 | £4,514 | £10,725 | £0 | £0 | -£1,120 | -£4,192 |
| Year 4 | £14,542 | £4,649 | £10,725 | £0 | £0 | -£832 | -£5,024 |
| Year 5 | £14,978 | £4,789 | £10,725 | £0 | £0 | -£535 | -£5,560 |
Rent by the room upside
What we verified
3306
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
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 let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,145
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£5,560
Acquisition costs
25% deposit£55,000
Stamp duty£12,900
Refurb£12,558
Legal + survey£1,700
Mortgage + broker£4,300
Cash needed£86,458
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 on a larger-than-average plot, this spacious two-bedroom end terrace property offers generous accommodation throughout, complemented by excellent outside space, a garage, workshop and gated driveway.
Upon entering the property, a welcoming entrance hallway leads through to the bright and spacious living room, providing an ideal space for relaxing and entertaining. To the rear of the property is a modern fitted kitchen/dining room, featuring a range of fitted applian…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice