9.28% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
Priced below market -26% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
EPC D — must hit C by 2030 (~£3,000–£7,000)
Service charge unknown — could swing £100-300/mo
Monthly profit −£326/mo — significantly negative — real recurring drain
-3.6% 5y IRR — capital outlay disproportionate to returns
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£326/mo
You top up £326/mo
Price vs market
Below market value
-26% vs 12 sold · interior unseen
Return · IRR
-3.6%/yr
Loses money over 5 years
Cash left in
£39K
Stays in after refinancing at value
Price £260KCash to buy £106KReturn before costson price · Rent by the room9.28%5-yr return on cash -13%Rent est. £1,382 (£1,353–£1,412)
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).
Listing seen …
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
Buy-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: £1,353–£1,412/mo · n=31
Financing
DepositYour cash in — the rest is the mortgage25% · £65,000
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
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 — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £195,000 loan + £1,000 booking fee
Running costs
Management10%
0%20%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £200K–£400K
Cladding safety certificateNot stated on the listingHeritageNot 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.
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£230,000 in 2023 → £260,000 asking
+13.0%in 3y
2023£230,000+238.2% in 19y
2004£68,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Compare 7 strategies side-by-side · best shown with ⭐
⭐Rent by the room wins — +£498/mo · £77/mo ahead of Short-stay let / Airbnb (after room-conversion)
Strategy
Return before costson price
Monthly profit
Cash needed
5y Return on your cashon cash
Risk
Feasibility
Rent it out
6.38%
-£326
£106,055
-12.7%
Low
Feasible
Housing-benefit rent
4.37%
-£737
£106,055
-36.2%
Med
Feasible
Council lease
6.38%
-£129
£106,055
-4.0%
Low
Feasible
Refurb & refinance
6.38%
-£315
£126,107
-10.1%
Med
Feasible
Short-stay let / Airbnb
15.83%
+£421
£106,055
28.5%
High
Feasible
Buy, improve & sell
0.00%
-£374
£303,207
3%
Med
Feasible
⭐ Rent by the room
5.79% *
+£498
£93,470
—
—
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) context352 active short-lets nearby
Short-let market context
Local nightly-rate and occupancy benchmarks for this postcode.
352 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Central Greater Manchester · cap £947/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
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 impactLocal lettings demanddays-to-let · supply now · trend
+£94/mo cash flow vs Rent it out if converted to Rent by the room
11.08% Return before costs on price converted vs 6.38% as-is
£260k → 4-bed HMO @ ~£615/room: £2,427 pcm gross, ~£1,391 pcm net (5.8% net on £288k all-in incl. ~£10k works)
medium confidence
Unlocks ~£8,040/yr extra rent
3 → 4 lettable rooms · ~6.4% 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
EPC shows 5 habitable rooms (3 beds + 2 reception(s)) in 70 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms; sized to Salford adopted standard (6.51/10.22 m²; Salford City Council 'Standards for houses in multiple occupation (HMO)' handbook (standards effective from 1 Oct 2018, document dated August 2021); Landlord licensing fees page); adds ~£670/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); Article 4 — planning permission needed
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
3 → 4 bed HMO+1 single5.79% net on cost6.39% cash-on-cashuplift 6.38% → 6.41%
✓Sized to Salford'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 (3 lettable rooms)
1× Double @ £683/mo1× Single @ £570/mo1× En-suite @ £756/mo
≈ £2,010/mo gross room income
As-is Rent it out
Monthly profit-£97
Return before costson price6.38%
Cash needed£76,898
If converted to Rent by the room
Monthly profit-£3
Return before costson price11.08%
Cash needed£92,898
Δ vs Rent it outMonthly profit+£94
+1 room (4 total)
Monthly profit+£162
Return before costson price12.37%
Cash needed£102,898
Extra rent+£670/mo
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
concentration ~3.0% within 100m (3 known HMOs) — below the 10% threshold
local council HMO approval rate 73% (291 decisions)
3 known HMOs within 100 m · ≈3.0% within 100 m vs 10% policy
£56,030–£105,535full refurb + room split
What's in this cost
Kitchen£9,180–£18,360
1 × bathroom£6,150–£11,275
Rewire£4,400–£7,700
Replumb£3,300–£6,600
Windows£11,000–£19,800
Paint + decor£8,800–£16,500
Flooring£13,200–£25,300
Based on 8741 HMO comps within 1.1 km
Comparables
sold within 0.5 mi
Wide · CV 156.4%Med confidence
Loading nearby sold…
Location & area intelligence
Transport 100 / 100
Loading map…
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)
3 known HMOs within 100 m · ≈3.0% within 100 m vs 10% policy
Schools & catchment1 school nearby
Nearby schoolsOfsted-rated, nearest first1 of 5
River View Community Primary School
Primary · Community school · M7 1QZ
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
-£3,906/yr kept
Annual gross rent£16,584
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profitannual-£3,906
Exit costs
-£13,435 after CGT
Projected sale price (5y · 2%/yr growth)£287,061
Capital gain (pre-CGT)£27,061
Sale costs (~2.5%)£7,177
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.
Total cash neededdeposit + costs (loan covers the rest)£106,055
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
This attractive semi-detached property offers comfortable and practical living accommodation, ideal for first-time buyers, families, or investors alike. The home comprises an entrance hallway, a spacious lounge, and a fitted kitchen/dining area, providing a functional layout for modern living. To the first floor, there are well-sized bedrooms and a family bathroom.
Externally, the property benefits from off-road parking along with front and rear gardens, offering both conven…
9.28%Rent by the room strategy — market rent unverified, verify locally.
Priced below market -26% vs 12 nearby sold (last 12 mo)
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£260K
26% below sold comps
Return before costs (best)
9.28%
Rent by the room
Bedrooms
3
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
Each tab prefills
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
Buy-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: £1,353–£1,412/mo · n=31
Financing
DepositYour cash in — the rest is the mortgage25% · £65,000
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
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 — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £195,000 loan + £1,000 booking fee
Running costs
Management10%
0%20%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £200K–£400K
Short-let (SA) context352 active short-lets nearby
Short-let market context
Local nightly-rate and occupancy benchmarks for this postcode.
352 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Central Greater Manchester · cap £947/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
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
£16,584
£7,178
£12,675
£0
£0
-£3,269
-£3,269
Year 2
£17,082
£7,393
£12,675
£0
£0
-£2,986
-£6,255
Year 3
£17,594
£7,615
£12,675
£0
£0
-£2,696
-£8,951
Year 4
£18,122
£7,843
£12,675
£0
£0
-£2,396
-£11,347
Year 5
£18,665
£8,078
£12,675
£0
£0
-£2,088
-£13,435
Rent by the roomupside
Tap to expand
Rent by the room conversion upside+31.8 pp▾
Required
Rooms (3+)3 bd
Conversion£26,000
If converted
Gross / mo£2,010
Gross Rent by the room yield9.28%
What we verified
12 total
4206
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeLeasehold
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
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
Area3▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 mi
Wide · CV 156.4%Med confidence
Loading nearby sold…
Location & transport
Score 100/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,535
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£13,435
Acquisition costs
£106K
25% deposit£65,000
Stamp duty£16,000
Refurb£17,630
Legal + survey£2,525
Mortgage + broker£4,900
Cash needed£106,055
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
Auto-saves
Description& agent copyRightmove
This attractive semi-detached property offers comfortable and practical living accommodation, ideal for first-time buyers, families, or investors alike. The home comprises an entrance hallway, a spacious lounge, and a fitted kitchen/dining area, providing a functional layout for modern living. To the first floor, there are well-sized bedrooms and a family bathroom.
Externally, the property benefits from off-road parking along with front and rear gardens, offering both conven…