Real 12.08% return before costs but flagged risks need pricing in.
Why it works
12.08% return before costs — above-market
Priced below market -9% vs 12 nearby sold (last 12 mo) — instant equity
Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
EPC C — MEES compliant
Why to be cautious
Floor area 280 sqft — small for the type
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£148/mo
Barely breaks even each month
Price vs market
Below market value
-9% vs 12 sold · interior unseen
Return · IRR
2.2%/yr
Modest annualised return
Cash left in
£113K
Stays in after refinancing at value
Price £165KCash to buy £125KReturn before costson price12.08%5-yr return on cash 12%Rent est. £1,661 (£1,403–£1,966)
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: £1,403–£1,966/mo · n=173
Financing
DepositYour cash in — the rest is the mortgage25% · £41,250
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 (£51,983–£97,035 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £123,750 loan + £1,000 booking fee
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.
-£107/mo cash flow vs Rent it out if converted to Rent by the room
17.45% Return before costs on price converted vs 12.08% as-is
As-is Rent it out
Monthly profit+£405
Return before costson price12.08%
Cash needed£53,148
If converted to Rent by the room
Monthly profit+£298
Return before costson price17.45%
Cash needed£69,148
Δ vs Rent it outMonthly profit-£107
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 · 62% likely
low confidence
Article 4 direction applies — planning permission required for C3->C4 HMO
no known HMOs within 100m (below threshold)
local council HMO approval rate 61% (306 decisions)
≈0.0% within 100 m vs 10% policy
£52,648–£99,000full refurb + room split
⚠️ Capped at 60% of £165,000 asking (£99,000). Raw model: £54,780–£103,010. Verify with a surveyor before offering.
What's in this cost
Kitchen£8,823–£17,645
2 × bathroom£11,821–£21,672
Rewire£3,460–£6,055
Replumb£2,595–£5,190
Windows£8,650–£15,569
Paint + decor£6,920–£12,974
Flooring£10,380–£19,894
Comparables
sold within 0.5 mi
Wide · CV 36.0%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
Manchester City-wide HMO Article 4
≈0.0% within 100 m vs 10% policy
Tax treatment
£1,627/yr kept
Annual gross rent£19,932
Section 24 credit£0
Annual tax due£562
Post-tax Monthly profitannual£1,627
Exit costs
£14,726 after CGT
Projected sale price (5y · 2%/yr growth)£182,173
Capital gain (pre-CGT)£17,173
Sale costs (~2.5%)£4,554
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 profitafter CGT£14,726
Rates as of Oct 2024
Acquisition costs
£125,086cash needed
Purchase price£165,000
Deposit (25%)£41,250
Stamp duty+5% additional-property surcharge£9,050
Refurb£69,311
Legal + survey£2,000
Mortgage fees£3,475
Total cash neededdeposit + costs (loan covers the rest)£125,086
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
currently cash buyers as ESW1 works currently being carried out timeline for the completion of the ESW1 not know yet
2 Bed City Centre Apartment with Private Balcony Ideal for owner occupier or investor
Discover the perfect balance of vibrant city living and peaceful retreat. Situated on a remarkably quiet side street just moments from Deansgate, this fantastic second-floor apartment is ideal for urban professionals or sharers.
Priced below market -9% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
12.08% Return before costs — above-market
Price
£165K
9% below sold comps
Return before costs
12.08%
est rent £1,661/mo173 comps within 500 mRange £1,403–£1,966/mo (Q1–Q3)
Bedrooms
2
2 bath
Energy rating
C
Energy rating
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: £1,403–£1,966/mo · n=173
Financing
DepositYour cash in — the rest is the mortgage25% · £41,250
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 (£51,983–£97,035 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £123,750 loan + £1,000 booking fee
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 mi
Wide · CV 36.0%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£1,609
Annual rental tax£416
CGT yr 5£0 · company level
5y net total£14,726
Acquisition costs
£125K
25% deposit£41,250
Stamp duty£9,050
Refurb£69,311
Legal + survey£2,000
Mortgage + broker£3,475
Cash needed£125,086
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyRightmove
currently cash buyers as ESW1 works currently being carried out timeline for the completion of the ESW1 not know yet
2 Bed City Centre Apartment with Private Balcony Ideal for owner occupier or investor
Discover the perfect balance of vibrant city living and peaceful retreat. Situated on a remarkably quiet side street just moments from Deansgate, this fantastic second-floor apartment is ideal for urban professionals or sharers.