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Year 5 disposal
BMV -37%
⊞ View all 13
100/ 100
Strong
Strong investment fundamentals.
Why it works
- 8.83% return before costs — above-market
- 11.8% Rent by the room return before costs (net 6.99% after CapEx + bills) — conversion play
- Priced below market -37% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- 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
+£119/mo
Barely breaks even each month
Price vs market
Below market value
-37% vs 12 sold · interior unseen
Return · IRR
2.3%/yr
Modest annualised return
Cash left in
£0
Fully recycled — pull all your cash back out
Price £180KCash to buy £78KReturn before costs on price · Rent by the room 11.78%5-yr return on cash 16%Rent est. £1,325 (£1,253–£1,401)
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: £1,253–£1,401/mo · n=57
Financing
DepositYour cash in — the rest is the mortgage25% · £45,000
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 £135,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£119
after mortgage, operating costs & tax
Rent in£1,325/mo gross
£1,274/mo collected · £51/mo lost to voids
Where it goes
£731Mortgage£396Costs
£119/mo left as profit · 9% of rent kept
Mortgage£731
Costs£396
Management£133
Maintenance£67
Insurance£20
CapEx reserve£66
Voids + council tax£6
Ltd co. accounts£104
Tax£28
Profit+£119
Returns
Return before costs on price8.83%
Cash return on cash1.83%
Gross margin£878
Cash needed£78,130
Monthly profit payback54y 9m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.74
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 | £15,900 | £4,751 | £8,775 | £0 | £451 | £1,923 | £1,923 |
| Year 2 | £16,377 | £4,894 | £8,775 | £0 | £515 | £2,193 | £4,116 |
| Year 3 | £16,868 | £5,040 | £8,775 | £0 | £580 | £2,473 | £6,589 |
| Year 4 | £17,374 | £5,192 | £8,775 | £0 | £647 | £2,761 | £9,350 |
| Year 5 | £17,896 | £5,347 | £8,775 | £0 | £717 | £3,056 | £12,407 |
Disposal gain (gross)-£15,664
CGT£0
Net Disposal proceeds£193,766
What we verified
What we verified
51065 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- 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 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 cohortM6 7HD · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Manchester Metropolitan · 5.3 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 history135d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — +£1,012/mo · £739/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 | 8.83% | +£119 | £78,130 | 15.9% | Low | Feasible |
| Housing-benefit rent | 6.31% | -£221 | £78,130 | -8.6% | Med | Feasible |
| Council lease | 8.83% | +£272 | £78,130 | 25.0% | Low | Feasible |
| Refurb & refinance | 8.83% | +£119 | £94,182 | 13.2% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 24.74% | +£1,012 | £78,130 | 85.5% | High | Feasible |
| Buy, improve & sell | 0.00% | -£191 | £216,482 | 1% | Med | Feasible |
| Rent by the room | 13.09% | -£744 | £104,130 | -33.6% | — | Feasible |
Short-let (SA) context308 active short-lets nearby
Short-let market context
- 308 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 let72% occupancy
£171/night ADR
Based on 19 short-let comps nearby
Rent by the room conversion upside
+£114/mo cash flow vs Rent it out if converted to Rent by the room
16.00% Return before costs on price converted vs 8.83% as-is
Room mix (3 lettable rooms)
1× Double @ £674/mo1× Single @ £568/mo1× En-suite @ £721/mo
≈ £1,963/mo gross room income
As-is Rent it out
Monthly profit+£137
Return before costs on price8.83%
Cash needed£56,898
If converted to Rent by the room
Monthly profit+£251
Return before costs on price16.00%
Cash needed£72,898
Δ vs Rent it out Monthly profit+£114
Show conversion detail
Conversion cost estimate
£48,400
Range: £41,800 – £57,200
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
£57,490–£108,000full refurb + room split
⚠️ Capped at 60% of £180,000 asking (£108,000). Raw model: £62,180–£116,810. Verify with a surveyor before offering.
What's in this cost
- Kitchen£8,488–£16,975
- 2 × bathroom£11,372–£20,849
- Rewire£4,068–£7,119
- Replumb£3,051–£6,102
- Windows£10,170–£18,307
- Paint + decor£8,136–£15,256
- Flooring£12,204–£23,392
Based on 4702 HMO comps within 1.7 km
Comparables
sold within 0.5 miWide · CV 17.7%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 & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- Not ratedSalford City College16 plus · Further education · M6 7FR
- Not ratedSt Luke's RC Primary SchoolPrimary · Voluntary aided school · M6 7WR
- Not ratedSummerville Primary SchoolPrimary · Community school · M6 7HB
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£15,900
Section 24 credit£0
Annual tax due£451
Post-tax Monthly profit annual£1,311
Exit costs
Projected sale price (5y · 2%/yr growth)£198,735
Capital gain (pre-CGT)£18,735
Sale costs (~2.5%)£4,968
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£12,407
Rates as of Oct 2024
Acquisition costs
£78,130cash neededPurchase price£180,000
Deposit (25%)£45,000
Stamp duty+5% additional-property surcharge£10,100
Refurb£17,630
Legal + survey£1,700
Mortgage fees£3,700
Total cash neededdeposit + costs (loan covers the rest)£78,130
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Three Bedroom Semi-Detached Property, Situated On A Generous Corner Plot and Coming To The Market CHAIN FREE! Boasting a Driveway to the Front, a modern bathroom suite and three generous bedrooms!
As you enter the property you head into a welcoming entrance hallway, that provides access to the spacious family lounge. From here, you head through an archway to the fitted kitchen, complete with ample natural light and storage space. Completing the ground floor is a pantry and a…
Floor plans
Nearby active comparables3 rentals · 5 deals
Comparable rentals
M6 · same beds + typeMedian nearby: £1,395/mo · 3 of 3 already let+£70 vs our est
- Lancaster Road, Salford, M6Let3b£1,395/moMay 2026
- Furlong Way, Salford, M6Let3b£1,700/moMay 2026
- Lancaster Road, Salford,Let3b£1,240/moDec 2025
Listing metarightmove · Hills
About this listing
135 days · RightmovePrice history
5-year price trend
Monthly profit
+£119
Cash needed
£78K
Return after costs
1.83%
IRR
2.29%
Listed 135d ago
Summerville Road, Salford, M6
semi-detached · 3 bed · 2 bath
£180,000
est £1,325 · 8.83% gross
Chain freeEPC D
Priced below market
1 / 13
100/100
Strong
Real 11.78% — fundamentals work.
Priced below market -37% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.83% Return before costs — above-market
11.8% Rent by the room Return before costs — conversion play
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£180K
37% below sold comps
Return before costs (best)
11.78%
Rent by the room
Bedrooms
3
2 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: £1,253–£1,401/mo · n=57
Financing
DepositYour cash in — the rest is the mortgage25% · £45,000
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 £135,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£119
after mortgage, operating costs & tax
Rent in£1,325/mo gross
£1,274/mo collected · £51/mo lost to voids
Where it goes
£731Mortgage£396Costs
£119/mo left as profit · 9% of rent kept
Mortgage£731
Costs£396
Management£133
Maintenance£67
Insurance£20
CapEx reserve£66
Voids + council tax£6
Ltd co. accounts£104
Tax£28
Profit+£119
Returns
Return before costs on price8.83%
Cash return on cash1.83%
Gross margin£878
Cash needed£78,130
Monthly profit payback54y 9m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.74
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context308 active short-lets nearby
Short-let market context
- 308 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 | £15,900 | £4,751 | £8,775 | £0 | £451 | £1,923 | £1,923 |
| Year 2 | £16,377 | £4,894 | £8,775 | £0 | £515 | £2,193 | £4,116 |
| Year 3 | £16,868 | £5,040 | £8,775 | £0 | £580 | £2,473 | £6,589 |
| Year 4 | £17,374 | £5,192 | £8,775 | £0 | £647 | £2,761 | £9,350 |
| Year 5 | £17,896 | £5,347 | £8,775 | £0 | £717 | £3,056 | £12,407 |
Rent by the room upside
What we verified
5106
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▾
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 17.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,755
Annual rental tax£335
CGT yr 5£0 · company level
5y net total£12,407
Acquisition costs
25% deposit£45,000
Stamp duty£10,100
Refurb£17,630
Legal + survey£1,700
Mortgage + broker£3,700
Cash needed£78,130
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 copyRightmove
Three Bedroom Semi-Detached Property, Situated On A Generous Corner Plot and Coming To The Market CHAIN FREE! Boasting a Driveway to the Front, a modern bathroom suite and three generous bedrooms!
As you enter the property you head into a welcoming entrance hallway, that provides access to the spacious family lounge. From here, you head through an archway to the fitted kitchen, complete with ample natural light and storage space. Completing the ground floor is a pantry and a…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice