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Year 5 disposal
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65/ 100
Solid
Real 10.66% return before costs with manageable risks.
Why it works
- 10.66% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (250 yrs) — no short-lease drag
Why to be cautious
- Monthly profit −£38/mo — mildly negative — equity build may cover
- 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
−£38/mo
You top up £38/mo
Price vs market
Above comparable sales
+28% vs 12 sold
Return · IRR
0.4%/yr
Modest annualised return
Cash to get in
£118K
Deposit + fees + refurb
Price £150KReturn before costs on price 10.66%5-yr return on cash 2%Rent est. £1,333 (£1,260–£1,410)
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: £1,260–£1,410/mo · n=112
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
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 (£50,570–£94,398 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £112,500 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£38
after mortgage, operating costs & tax
Rent in£1,333/mo gross
£1,282/mo collected · £51/mo lost to voids
Where it goes
£609Mortgage£710Costs
Outgoings exceed rent — you top up £38/mo
Mortgage£609
Costs£710
Management£133
Maintenance£67
Insurance£20
CapEx reserve£67
Voids + council tax£9
Service charge + ground rent£310
Ltd co. accounts£104
Tax—
Shortfall−£38
Returns
Return before costs on price10.66%
Cash return on cash-0.38%
Gross margin£572
Cash needed£118,177
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.10
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 | £15,996 | £8,521 | £7,313 | £0 | £31 | £131 | £131 |
| Year 2 | £16,476 | £8,777 | £7,313 | £0 | £73 | £313 | £444 |
| Year 3 | £16,970 | £9,040 | £7,313 | £0 | £117 | £500 | £945 |
| Year 4 | £17,479 | £9,312 | £7,313 | £0 | £162 | £693 | £1,638 |
| Year 5 | £18,004 | £9,591 | £7,313 | £0 | £209 | £891 | £2,529 |
Disposal gain (gross)-£65,955
CGT£0
Net Disposal proceeds£161,472
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
Leasehold250 yr
Leaseholdmaterial factsListing extract
Ground rent
Doubling = lender risk
£374/yr
High ground rent — £374/year
Above the £250 assured-tenancy threshold. Risk of forfeiture proceedings on missed payments. Some lenders cap acceptable ground rent at this level.
Extracted from listing description · verify with solicitor
Tenure & planning250 yr
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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
Floor
EWS1 typically required above 18m
Floor 7
Lender impact
7th floor — 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 profileYoung pro.
Tenant profilelikely cohortM3 7BY · 2 bed
Primary profile
Young professional
Nearest university
for student-let assessment
Manchester Metropolitan · 1.8 km
Reason
City-centre flat ≤ 2 beds — typical young-professional / commuter let market.
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 · 2-bath · 570 sqft
£21k–£41k
£ per sqft
building cost only
£36–£72
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£3,990–£7,410
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,270–£11,970
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history106d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£209,600 in 2008 → £150,000 asking
-28.4%in 18y
- 2008£209,600—
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 — +£156/mo · £30/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 | 10.66% | -£38 | £118,177 | 2.1% | Low | Feasible |
| Housing-benefit rent | 6.98% | -£471 | £118,177 | -19.9% | Med | Feasible |
| Council lease | 10.66% | +£126 | £118,177 | 8.4% | Low | Feasible |
| Refurb & refinance | 10.66% | -£38 | £152,648 | 1.7% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 17.99% | +£156 | £118,177 | 10.1% | High | Feasible |
| Buy, improve & sell | 0.00% | -£501 | £254,398 | -29% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
- Superhosts earn +7.0% premium here
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 let36% occupancy
£207/night ADR
Based on 3 short-let comps nearby
Rent by the room conversion upside
+£108/mo cash flow vs Rent it out if converted to Rent by the room
19.20% Return before costs on price converted vs 10.66% as-is
As-is Rent it out
Monthly profit+£237
Return before costs on price10.66%
Cash needed£49,398
If converted to Rent by the room
Monthly profit+£346
Return before costs on price19.20%
Cash needed£65,398
Δ vs Rent it out Monthly profit+£108
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
£44,000
Range: £37,400 – £52,800
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
£42,570–£80,240full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 2 × bathroom£12,300–£22,550
- Rewire£2,280–£3,990
- Replumb£1,710–£3,420
- Windows£5,700–£10,260
- Paint + decor£4,560–£8,550
- Flooring£6,840–£13,110
Comparables
sold within 0.5 miWide · CV 53.0%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 & catchment1 school nearby
Nearby schoolsOfsted-rated, nearest first1 of 5
- GoodThe Friars Primary SchoolPrimary · Community school · M3 7EU
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£15,996
Section 24 credit£0
Annual tax due£31
Post-tax Monthly profit annual-£484
Exit costs
Projected sale price (5y · 2%/yr growth)£165,612
Capital gain (pre-CGT)£15,612
Sale costs (~2.5%)£4,140
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£2,529
Rates as of Oct 2024
Acquisition costs
£118,177cash neededPurchase price£150,000
Deposit (25%)£37,500
Stamp duty+5% additional-property surcharge£8,000
Refurb£67,427
Legal + survey£2,000
Mortgage fees£3,250
Total cash neededdeposit + costs (loan covers the rest)£118,177
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Henry Wiltshire are now in receipt of an offer for the sum of £167,000 for 396, Block 7 Spectrum, Blackfriars Road,Salford,M3 7BY
Anyone wishing to place an offer on the property should contact Henry Wiltshire, 53 King Street, Manchester M2 4LQ before exchange of contracts.
Spacious Two Bedroom Corner Apartment with Large Balcony – Ideal Refurbishment Opportunity
Located within the ever-popular Spectrum development, this generously proportioned 7th floor two-bedroom, t…
Floor plans
Nearby active comparables20 rentals
Comparable rentals
M3 · same beds + typeMedian nearby: £1,650/mo · 19 of 20 already let+£317 vs our est
- Anaconda cut, 100 Greengate, M3Let2b£1,675/moMay 2026
- Anaconda cut, 100 Greengate, M3Let2b£1,725/moMay 2026
- Anaconda cut, 100 Greengate, M3 7NGLet2b£1,700/moMay 2026
- Anaconda cut, 100 Greengate, M3Let2b£1,835/moMay 2026
- Anaconda cut, 100 Greengate, M3Let2b£1,750/moMay 2026
- Cortland at Colliers Yard, Salford, M3Let2b£1,820/moMay 2026
- Stanley Street, Manchester, Greater M…Let2b£1,482/moMay 2026
- Novella Apartments 15 Stanley Street…Let2b£1,725/moMay 2026
- Goodwin Building, 41 Potato Wharf, Ca…Let2b£1,400/moMay 2026
- Regent Road, Manchester, M3Let2b£1,450/moMay 2026
- The Slate Yard, M3Let2b£1,470/moMay 2026
- Riverview, M3Let2b£1,625/moMay 2026
- Riverbank Tower, Bridgewater Street,…Let2b£1,000/moMay 2026
- Cortland at Colliers Yard, Salford, M3Let2b£2,080/moMay 2026
- Manchester, Greater Manchester, M3Let2b£1,415/moMay 2026
- Admin Building, 6 New Bridge Street,…Let2b£1,250/moMay 2026
- Manchester, Greater Manchester, M3Let2b£1,590/moMay 2026
- Beetham Tower, 301 Deansgate, M3 4LX2b£3,000/moMay 2026
- Stanley Street, Manchester, Greater M…Let2b£2,000/moMay 2026
- Vie Building, Water StreetLet2b£1,250/moMay 2026
Other deals nearby
M3 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Henry Wiltshire
About this listing
106 days · RightmovePrice history
5-year price trend
Monthly profit
−£38
Cash needed
£118K
Return after costs
-0.38%
IRR
0.38%
Listed 106d ago
Block 7 Spectrum, Blackfriars Road M3
flat · 2 bed · 2 bath · 570 sqft
£150,000
est £1,333 · 10.66% gross
Chain freeLeasehold 250yr
1 / 16
65/100
Solid
Real 10.66% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.66% Return before costs — above-market
Chain free
Price
£150K
28% above sold comps
Return before costs
10.66%
est rent £1,333/mo112 comps within 500 mRange £1,260–£1,410/mo (Q1–Q3)
Bedrooms
2
2 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: £1,260–£1,410/mo · n=112
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
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 (£50,570–£94,398 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £112,500 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£38
after mortgage, operating costs & tax
Rent in£1,333/mo gross
£1,282/mo collected · £51/mo lost to voids
Where it goes
£609Mortgage£710Costs
Outgoings exceed rent — you top up £38/mo
Mortgage£609
Costs£710
Management£133
Maintenance£67
Insurance£20
CapEx reserve£67
Voids + council tax£9
Service charge + ground rent£310
Ltd co. accounts£104
Tax—
Shortfall−£38
Returns
Return before costs on price10.66%
Cash return on cash-0.38%
Gross margin£572
Cash needed£118,177
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.10
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
- Superhosts earn +7.0% premium here
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 | £15,996 | £8,521 | £7,313 | £0 | £31 | £131 | £131 |
| Year 2 | £16,476 | £8,777 | £7,313 | £0 | £73 | £313 | £444 |
| Year 3 | £16,970 | £9,040 | £7,313 | £0 | £117 | £500 | £945 |
| Year 4 | £17,479 | £9,312 | £7,313 | £0 | £162 | £693 | £1,638 |
| Year 5 | £18,004 | £9,591 | £7,313 | £0 | £209 | £891 | £2,529 |
Rent by the room upside
What we verified
4307
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining250 yr
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£3,346.7/yr
Ground rentDoubling clauses kill mortgageability£374.53/yr
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 53.0%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,463
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£2,529
Acquisition costs
25% deposit£37,500
Stamp duty£8,000
Refurb£67,427
Legal + survey£2,000
Mortgage + broker£3,250
Cash needed£118,177
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
Henry Wiltshire are now in receipt of an offer for the sum of £167,000 for 396, Block 7 Spectrum, Blackfriars Road,Salford,M3 7BY
Anyone wishing to place an offer on the property should contact Henry Wiltshire, 53 King Street, Manchester M2 4LQ before exchange of contracts.
Spacious Two Bedroom Corner Apartment with Large Balcony – Ideal Refurbishment Opportunity
Located within the ever-popular Spectrum development, this generously proportioned 7th floor two-bedroom, t…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice