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Year 5 disposal
⊞ View all 15
0/ 100
Weak
No rent data on file — verify locally before offering.
Why it works
Why to be cautious
- Auction lot — bridging-only finance, 28-day completion
- Monthly profit −£342/mo — significantly negative — real recurring drain
- -13.6% 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
−£342/mo
You top up £342/mo
Price
£40K
No local sold comps to compare
Return · IRR
-13.6%/yr
Loses money over 5 years
Cash to get in
£33K
Deposit + fees + refurb
5-yr return on cash -64%
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £10,000
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 (£13,223–£24,682 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £30,000 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 sub-£200K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£342
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£163Mortgage£179Costs
Outgoings exceed rent — you top up £342/mo
Mortgage£163
Costs£179
Maintenance£50
Insurance£20
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£342
Returns
Return before costs on price0.00%
Cash return on cash-12.45%
Gross margin-£179
Cash needed£32,930
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
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 | £0 | £2,149 | £1,950 | £0 | £0 | -£4,098 | -£4,098 |
| Year 2 | £0 | £2,213 | £1,950 | £0 | £0 | -£4,163 | -£8,261 |
| Year 3 | £0 | £2,279 | £1,950 | £0 | £0 | -£4,229 | -£12,491 |
| Year 4 | £0 | £2,348 | £1,950 | £0 | £0 | -£4,298 | -£16,789 |
| Year 5 | £0 | £2,418 | £1,950 | £0 | £0 | -£4,368 | -£21,157 |
Disposal gain (gross)-£18,271
CGT£0
Net Disposal proceeds£43,059
What we verified
What we verified
41074 ok · 1 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
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
- concentration ~2.0% within 100m (2 known HMOs) — below the 10% 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
≈2.0% within 100 m vs 10% policy
2 known HMOs within 100 m
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 ratingUnknown
EPC& 2030 deadlineEPC register
EPC band not available in the listing. The 2030 MEES minimum is band C — verify the certificate before offering.
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 cohortM28 3LE · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Manchester Metropolitan · 12 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
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 · 2-bath · 990 sqft
£28k–£56k
£ per sqft
building cost only
£29–£56
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- 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
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 history0d on marketno cuts yet
Strategy matrix
Council lease wins — +£7,339/mo · £6,891/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 | 0.00% | -£342 | £32,930 | -64.2% | Low | Feasible |
| Housing-benefit rent | 28.41% | +£297 | £32,930 | 70.4% | Med | Feasible |
| ⭐ Council lease | 312.51% | +£7,339 | £32,930 | 1417.6% | Low | Feasible |
| Refurb & refinance | 0.00% | -£342 | £41,982 | -50.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£174 | £68,382 | -30% | Med | Feasible |
| Rent by the room | 55.80% | +£448 | £32,930 | 110.6% | — | Feasible |
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
Rent by the room conversion upside
+£1,053/mo cash flow vs Rent it out if converted to Rent by the room
72.00% Return before costs on price converted vs 0.00% as-is
As-is Rent it out
Monthly profit-£359
Return before costs on price0.00%
Cash needed£21,898
If converted to Rent by the room
Monthly profit+£694
Return before costs on price72.00%
Cash needed£37,898
Δ vs Rent it out Monthly profit+£1,053
Show conversion detail
Conversion cost estimate
£24,000
Range: £20,400 – £27,600
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
- concentration ~2.0% within 100m (2 known HMOs) — below the 10% threshold
- local council HMO approval rate 73% (291 decisions)
2 known HMOs within 100 m · ≈2.0% within 100 m vs 10% policy
£12,776–£24,000full refurb + room split
⚠️ Capped at 60% of £40,000 asking (£24,000). Raw model: £62,180–£116,810. Verify with a surveyor before offering.
What's in this cost
- Kitchen£1,886–£3,772
- 2 × bathroom£2,527–£4,633
- Rewire£904–£1,582
- Replumb£678–£1,356
- Windows£2,260–£4,068
- Paint + decor£1,808–£3,390
- Flooring£2,712–£5,198
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
2024 HMO Article 4 Direction
2 known HMOs within 100 m · ≈2.0% within 100 m vs 10% policy
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodSt Paul's CofE Primary SchoolPrimary · Voluntary aided school · M28 3HP
- Requires improvementNorth Walkden Primary SchoolPrimary · Community school · M28 3QD
- Not ratedChrist The King RC Primary SchoolPrimary · Voluntary aided school · M28 3DW
- Not ratedSt Paul's CofE Primary SchoolPrimary · Voluntary controlled school · M28 3NZ
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£0
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£4,099
Exit costs
Projected sale price (5y · 2%/yr growth)£44,163
Capital gain (pre-CGT)£4,163
Sale costs (~2.5%)£1,104
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-£21,157
Rates as of Oct 2024
Acquisition costs
£32,930cash neededPurchase price£40,000
Deposit (25%)£10,000
Stamp duty+5% additional-property surcharge£2,000
Refurb£17,630
Legal + survey£1,700
Mortgage fees£1,600
Total cash neededdeposit + costs (loan covers the rest)£32,930
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Lot 33 for sale by online auction on 21st October 2026
Freehold House Vacant Possession
Situated off Bolton Road, close to local shopping/travelling facilities including Walkden Train Station. Blackleach Country Park is also nearby.
A Terrace House requiring modernisation with accommodation arranged on Two Floors comprising:
First Floor Three Rooms Shower/WC
Ground Floor Entrance Porch Living Room Kitchen
Yard at Rear
Tenancy Vacant Possession
EPC Rating Tbc
Counci…
Floor plans
Listing metazoopla · McHugh & Co
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£342
Cash needed
£33K
Return after costs
-12.45%
IRR
-13.65%
38 Cecil Street, Worsley, Manchester M28
terraced · 3 bed
£40,000
Chain free
1 / 15
0/100
Marginal
No rent data — verify locally before offering.
Chain free
Price
£40K
Return before costs
—
rent unknown
Bedrooms
3
— bath
Energy rating
—
Energy rating
Deal flags1 issue
Auction
Guide price — assume +20-30% in the room
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £10,000
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 (£13,223–£24,682 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £30,000 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 sub-£200K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£342
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£163Mortgage£179Costs
Outgoings exceed rent — you top up £342/mo
Mortgage£163
Costs£179
Maintenance£50
Insurance£20
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£342
Returns
Return before costs on price0.00%
Cash return on cash-12.45%
Gross margin-£179
Cash needed£32,930
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
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 | £0 | £2,149 | £1,950 | £0 | £0 | -£4,098 | -£4,098 |
| Year 2 | £0 | £2,213 | £1,950 | £0 | £0 | -£4,163 | -£8,261 |
| Year 3 | £0 | £2,279 | £1,950 | £0 | £0 | -£4,229 | -£12,491 |
| Year 4 | £0 | £2,348 | £1,950 | £0 | £0 | -£4,298 | -£16,789 |
| Year 5 | £0 | £2,418 | £1,950 | £0 | £0 | -£4,368 | -£21,157 |
Rent by the room upside
What we verified
4207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCPostcode estimate — check the registerNot stated on the listing
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
Sale typeGuide price — assume +20-30% in the roomAuction
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£390
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£21,157
Acquisition costs
25% deposit£10,000
Stamp duty£2,000
Refurb£17,630
Legal + survey£1,700
Mortgage + broker£1,600
Cash needed£32,930
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
Lot 33 for sale by online auction on 21st October 2026
Freehold House Vacant Possession
Situated off Bolton Road, close to local shopping/travelling facilities including Walkden Train Station. Blackleach Country Park is also nearby.
A Terrace House requiring modernisation with accommodation arranged on Two Floors comprising:
First Floor Three Rooms Shower/WC
Ground Floor Entrance Porch Living Room Kitchen
Yard at Rear
Tenancy Vacant Possession
EPC Rating Tbc
Counci…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice