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Year 5 disposal
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0/ 100
Weak
5.01% 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 −£371/mo — significantly negative — real recurring drain
- -4.3% 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
−£371/mo
You top up £371/mo
Price vs market
Above comparable sales
+21% vs 12 sold
Return · IRR
-4.3%/yr
Loses money over 5 years
Cash to get in
£104K
Deposit + fees + refurb
Price £270KReturn before costs on price 5.01%5-yr return on cash -16%Rent est. £1,127 (£1,007–£1,261)
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: £1,007–£1,261/mo · n=30
Financing
DepositYour cash in — the rest is the mortgage25% · £67,500
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 — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £202,500 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
-£371
after mortgage, operating costs & tax
Rent in£1,127/mo gross
£1,084/mo collected · £43/mo lost to voids
Where it goes
£1,097Mortgage£358Costs
Outgoings exceed rent — you top up £371/mo
Mortgage£1,097
Costs£358
Management£113
Maintenance£50
Insurance£28
CapEx reserve£56
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£371
Returns
Return before costs on price5.01%
Cash return on cash-4.28%
Gross margin£725
Cash needed£104,258
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.99
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 | £13,524 | £4,299 | £13,163 | £0 | £0 | -£3,937 | -£3,937 |
| Year 2 | £13,930 | £4,428 | £13,163 | £0 | £0 | -£3,660 | -£7,597 |
| Year 3 | £14,348 | £4,560 | £13,163 | £0 | £0 | -£3,375 | -£10,973 |
| Year 4 | £14,778 | £4,697 | £13,163 | £0 | £0 | -£3,082 | -£14,054 |
| Year 5 | £15,221 | £4,838 | £13,163 | £0 | £0 | -£2,779 | -£16,834 |
Disposal gain (gross)-£11,059
CGT£0
Net Disposal proceeds£290,649
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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 cohortM6 8NQ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Manchester Metropolitan · 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
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 history120d on market2 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£225,000 in 2021 → £270,000 asking
+20.0%in 5y
- 2021£225,000+80.0% in 8y
- 2013£125,0000.0% in 3y
- 2010£125,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Short-stay let / Airbnb wins — +£550/mo · £759/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 | 5.01% | -£371 | £104,258 | -16.1% | Low | Feasible |
| Housing-benefit rent | 3.88% | -£636 | £104,258 | -30.8% | Med | Feasible |
| Council lease | 5.01% | -£208 | £104,258 | -8.8% | Low | Feasible |
| Refurb & refinance | 5.01% | -£371 | £122,781 | -13.7% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 15.12% | +£550 | £104,258 | 37.0% | High | Feasible |
| Buy, improve & sell | 0.00% | -£182 | £306,731 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context446 active short-lets nearby
Short-let market context
- 446 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Central Greater Manchester · cap £873/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Central Greater Manchester
- LHA monthly cap:
- £873
- 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 let60% occupancy
£185/night ADR
Based on 11 short-let comps nearby
Rent by the room conversion upside
+£301/mo cash flow vs Rent it out if converted to Rent by the room
10.67% Return before costs on price converted vs 5.01% as-is
As-is Rent it out
Monthly profit-£343
Return before costs on price5.01%
Cash needed£79,398
If converted to Rent by the room
Monthly profit-£42
Return before costs on price10.67%
Cash needed£95,398
Δ vs Rent it out Monthly profit+£301
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
Planning approval likelihood
Likely approvable · 72% likely
high confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- concentration ~1.0% within 100m (1 known HMOs) — below the 10% threshold
- local council HMO approval rate 73% (291 decisions)
1 known HMO within 100 m · ≈1.0% within 100 m vs 10% policy
£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 miWide · CV 17.6%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)
1 known HMO within 100 m · ≈1.0% within 100 m vs 10% policy
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- Requires improvementBuile Hill AcademySecondary · Academy converter · M6 8RD
- Not ratedLight Oaks Infant SchoolPrimary · Community school · M6 8LU
- Not ratedLight Oaks Junior SchoolPrimary · Community school · M6 8LU
- Not ratedAll Hallows RC High SchoolSecondary · Voluntary aided school · M6 8AA
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£13,524
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£4,457
Exit costs
Projected sale price (5y · 2%/yr growth)£298,102
Capital gain (pre-CGT)£28,102
Sale costs (~2.5%)£7,453
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-£16,834
Rates as of Oct 2024
Acquisition costs
£104,258cash neededPurchase price£270,000
Deposit (25%)£67,500
Stamp duty+5% additional-property surcharge£17,000
Refurb£12,558
Legal + survey£2,150
Mortgage fees£5,050
Total cash neededdeposit + costs (loan covers the rest)£104,258
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A WONDERFUL TERRACED PROPERTY IN SALFORD
Nestled on the charming Light Oaks Road in Salford, this fantastic terraced house presents an excellent opportunity for those seeking a comfortable and inviting home. The property boasts a spacious open-plan layout on the ground floor, creating a warm and welcoming atmosphere that is perfect for both relaxation and entertaining.
Well-maintained throughout, this home reflects a sense of care and attention that is sure to impress. The…
Floor plans
Listing metarightmove · Keenans Estate Agents
About this listing
120 days · RightmovePrice history
5-year price trend
Monthly profit
−£371
Cash needed
£104K
Return after costs
-4.28%
IRR
-4.33%
Listed 120d ago
Light Oaks Road, Salford
terraced · 2 bed · 1 bath
£270,000
est £1,127 · 5.01% gross
EPC D
1 / 29
0/100
Marginal
5.01% — verify the rent + comps locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£270K
21% above sold comps
Return before costs
5.01%
est rent £1,127/monot enough comparablesRange £1,007–£1,261/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: £1,007–£1,261/mo · n=30
Financing
DepositYour cash in — the rest is the mortgage25% · £67,500
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 — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £202,500 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
-£371
after mortgage, operating costs & tax
Rent in£1,127/mo gross
£1,084/mo collected · £43/mo lost to voids
Where it goes
£1,097Mortgage£358Costs
Outgoings exceed rent — you top up £371/mo
Mortgage£1,097
Costs£358
Management£113
Maintenance£50
Insurance£28
CapEx reserve£56
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£371
Returns
Return before costs on price5.01%
Cash return on cash-4.28%
Gross margin£725
Cash needed£104,258
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.99
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context446 active short-lets nearby
Short-let market context
- 446 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Central Greater Manchester · cap £873/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Central Greater Manchester
- LHA monthly cap:
- £873
- 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 | £13,524 | £4,299 | £13,163 | £0 | £0 | -£3,937 | -£3,937 |
| Year 2 | £13,930 | £4,428 | £13,163 | £0 | £0 | -£3,660 | -£7,597 |
| Year 3 | £14,348 | £4,560 | £13,163 | £0 | £0 | -£3,375 | -£10,973 |
| Year 4 | £14,778 | £4,697 | £13,163 | £0 | £0 | -£3,082 | -£14,054 |
| Year 5 | £15,221 | £4,838 | £13,163 | £0 | £0 | -£2,779 | -£16,834 |
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 miWide · CV 17.6%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,633
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£16,834
Acquisition costs
25% deposit£67,500
Stamp duty£17,000
Refurb£12,558
Legal + survey£2,150
Mortgage + broker£5,050
Cash needed£104,258
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
A WONDERFUL TERRACED PROPERTY IN SALFORD
Nestled on the charming Light Oaks Road in Salford, this fantastic terraced house presents an excellent opportunity for those seeking a comfortable and inviting home. The property boasts a spacious open-plan layout on the ground floor, creating a warm and welcoming atmosphere that is perfect for both relaxation and entertaining.
Well-maintained throughout, this home reflects a sense of care and attention that is sure to impress. The…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice