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Year 5 disposal
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38/ 100
Weak
8.79% Rent by the room return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£318/mo — significantly negative — real recurring drain
- -3.4% 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.
- EPC band not stated — verify the certificate before offering (2030 MEES minimum is band C).
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£318/mo
You top up £318/mo
Price
£260K
No local sold comps to compare
Return · IRR
-3.4%/yr
Loses money over 5 years
Cash to get in
£108K
Deposit + fees + refurb
Return before costs on price · Rent by the room 8.79%5-yr return on cash -12%Rent est. £1,328 (£1,199–£1,471)
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: £1,199–£1,471/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £65,000
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 (£15,026–£28,049 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%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£318
after mortgage, operating costs & tax
Rent in£1,328/mo gross
£1,277/mo collected · £51/mo lost to voids
Where it goes
£1,056Mortgage£539Costs
Outgoings exceed rent — you top up £318/mo
Mortgage£1,056
Costs£539
Management£133
Maintenance£67
Insurance£28
CapEx reserve£66
Voids + council tax£6
Service charge + ground rent£135
Ltd co. accounts£104
Tax—
Shortfall−£318
Returns
Return before costs on price6.13%
Cash return on cash-3.52%
Gross margin£738
Cash needed£108,460
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.21
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 | £15,936 | £6,468 | £12,675 | £0 | £0 | -£3,207 | -£3,207 |
| Year 2 | £16,414 | £6,662 | £12,675 | £0 | £0 | -£2,923 | -£6,131 |
| Year 3 | £16,907 | £6,862 | £12,675 | £0 | £0 | -£2,631 | -£8,762 |
| Year 4 | £17,414 | £7,068 | £12,675 | £0 | £0 | -£2,329 | -£11,091 |
| Year 5 | £17,936 | £7,280 | £12,675 | £0 | £0 | -£2,019 | -£13,110 |
Disposal gain (gross)-£18,676
CGT£0
Net Disposal proceeds£279,884
What we verified
What we verified
32073 ok · 2 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdLeasehold
Leaseholdmaterial factsListing extract
Ground rent
Doubling = lender risk
£115/yr
Service charge
Annual running cost
£1,500/yr
Extracted from listing description · verify with solicitor
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- 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 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
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
Critical
Lender impact
Top-floor / penthouse listing — building almost certainly > 11 m. Must have EWS1 or PAS 9980 to be mortgageable; verify with vendor.
Most lenders refuse
A1/A2 = mortgageable · B1 = mortgageable with plan · B2 = remediation required
RICS EWS1 guidance →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 cohortSK4 4AG · 3 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Manchester · 5.8 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
3-bed · 1-bath · 1216 sqft
£29k–£57k
£ 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£8,512–£15,808
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£13,376–£25,536
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
Price & sale history127d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£325,000 in 2008 → £260,000 asking
-20.0%in 18y
- 2008£325,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Council lease wins — -£129/mo · £190/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 | 6.13% | -£318 | £108,460 | -12.1% | Low | Feasible |
| Housing-benefit rent | 4.14% | -£725 | £108,460 | -34.9% | Med | Feasible |
| ⭐ Council lease | 6.13% | -£129 | £108,460 | -4.0% | Low | Feasible |
| Refurb & refinance | 6.13% | -£318 | £129,474 | -10.1% | Med | Feasible |
| Short-stay let / Airbnb | 6.30% | -£650 | £108,460 | -34.3% | High | Feasible |
| Buy, improve & sell | 0.00% | -£334 | £306,574 | 2% | Med | Feasible |
| Rent by the room | 8.79% | -£1,390 | £134,460 | -55.9% | — | Feasible |
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Southern Greater Manchester · cap £898/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Southern Greater Manchester
- LHA monthly cap:
- £898
- 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 let64% occupancy
£70/night ADR
Based on 6 short-let comps nearby
Rent by the room conversion upside
+£138/mo cash flow vs Rent it out if converted to Rent by the room
11.08% Return before costs on price converted vs 6.13% as-is
Room mix (3 lettable rooms)
1× Double @ £636/mo1× Single @ £542/mo1× En-suite @ £728/mo
≈ £1,905/mo gross room income
As-is Rent it out
Monthly profit-£141
Return before costs on price6.13%
Cash needed£76,898
If converted to Rent by the room
Monthly profit-£3
Return before costs on price11.08%
Cash needed£92,898
Δ vs Rent it out Monthly profit+£138
Show conversion detail
Conversion cost estimate
£52,800
Range: £46,200 – £61,600
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£60,322–£113,539full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 1 × bathroom£6,150–£11,275
- Rewire£4,864–£8,512
- Replumb£3,648–£7,296
- Windows£12,160–£21,888
- Paint + decor£9,728–£18,240
- Flooring£14,592–£27,968
Based on 3525 HMO comps within 4.6 km
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 & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- Requires improvementHeaton SchoolNot applicable · Community special school · SK4 4RE
- Not ratedCovenant Christian SchoolNot applicable · Other independent school · SK4 4NX
- Not ratedSt Thomas' Church of England Primary School Heaton ChapelPrimary · Voluntary aided school · SK4 4QG
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£15,936
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,820
Exit costs
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.
Net 5y Monthly profit after CGT-£13,110
Rates as of Oct 2024
Acquisition costs
£108,460cash neededPurchase price£260,000
Deposit (25%)£65,000
Stamp duty+5% additional-property surcharge£16,000
Refurb£20,035
Legal + survey£2,525
Mortgage fees£4,900
Total cash neededdeposit + costs (loan covers the rest)£108,460
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Property Ref: BRGRA Enquire for Viewing Day Details AI Photos have been used to show what the Spaces can look like
Situated within a landmark mill conversion in the heart of vibrant Heaton Moor, Tyron Ash International are proud to present this gorgeous three-bedroom duplex penthouse offers an impressive blend of contemporary living and industrial character. Set across two beautifully arranged floors, the apartment provides deceptively spacious accommodation with stylish int…
Floor plans
Listing metarightmove · Tyron Ash International Real Estate
About this listing
127 days · RightmovePrice history
5-year price trend
Monthly profit
−£318
Cash needed
£108K
Return after costs
-3.52%
IRR
-3.44%
Listed 127d ago
Derby Range, Stockport, SK4
flat · 3 bed · 1 bath · 1,216 sqft
£260,000
est £1,328 · 6.13% gross
1 / 13
38/100
Marginal
8.79% — verify the rent + comps locally.
6.13% Return before costs — around the area average for this property type.
Monthly profit −£318/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£260K
Return before costs (best)
8.79%
Rent by the room
Bedrooms
3
1 bath
Energy rating
—
Energy rating
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: £1,199–£1,471/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £65,000
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 (£15,026–£28,049 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%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£318
after mortgage, operating costs & tax
Rent in£1,328/mo gross
£1,277/mo collected · £51/mo lost to voids
Where it goes
£1,056Mortgage£539Costs
Outgoings exceed rent — you top up £318/mo
Mortgage£1,056
Costs£539
Management£133
Maintenance£67
Insurance£28
CapEx reserve£66
Voids + council tax£6
Service charge + ground rent£135
Ltd co. accounts£104
Tax—
Shortfall−£318
Returns
Return before costs on price6.13%
Cash return on cash-3.52%
Gross margin£738
Cash needed£108,460
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.21
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Southern Greater Manchester · cap £898/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Southern Greater Manchester
- LHA monthly cap:
- £898
- 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 | £15,936 | £6,468 | £12,675 | £0 | £0 | -£3,207 | -£3,207 |
| Year 2 | £16,414 | £6,662 | £12,675 | £0 | £0 | -£2,923 | -£6,131 |
| Year 3 | £16,907 | £6,862 | £12,675 | £0 | £0 | -£2,631 | -£8,762 |
| Year 4 | £17,414 | £7,068 | £12,675 | £0 | £0 | -£2,329 | -£11,091 |
| Year 5 | £17,936 | £7,280 | £12,675 | £0 | £0 | -£2,019 | -£13,110 |
Rent by the room upside
What we verified
6107
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeLeasehold
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
Service chargeReduces net yield£1,500/yr
Ground rentDoubling clauses kill mortgageability£115/yr
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,535
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£13,110
Acquisition costs
25% deposit£65,000
Stamp duty£16,000
Refurb£20,035
Legal + survey£2,525
Mortgage + broker£4,900
Cash needed£108,460
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
Property Ref: BRGRA Enquire for Viewing Day Details AI Photos have been used to show what the Spaces can look like
Situated within a landmark mill conversion in the heart of vibrant Heaton Moor, Tyron Ash International are proud to present this gorgeous three-bedroom duplex penthouse offers an impressive blend of contemporary living and industrial character. Set across two beautifully arranged floors, the apartment provides deceptively spacious accommodation with stylish int…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice