Real 13.10% return before costs but flagged risks need pricing in.
Why it works
13.10% return before costs — above-market
Priced below market -20% 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
Leasehold 98yr — verify at solicitor
Monthly profit −£306/mo — significantly negative — real recurring drain
-2.5% 5y IRR — capital outlay disproportionate to returns
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
−£306/mo
You top up £306/mo
Price vs market
Below market value
-20% vs 12 sold · interior unseen
Return · IRR
-2.5%/yr
Loses money over 5 years
Cash left in
£91K
Stays in after refinancing at value
Price £133KCash to buy £115KReturn before costson price13.10%5-yr return on cash -12%Rent est. £1,446 (£1,435–£1,457)
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: £1,435–£1,457/mo · n=167
Financing
DepositYour cash in — the rest is the mortgage25% · £33,125
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 (£52,679–£98,333 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £99,375 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.
+£34/mo cash flow vs Rent it out if converted to Rent by the room
21.74% Return before costs on price converted vs 13.10% as-is
As-is Rent it out
Monthly profit+£367
Return before costson price13.10%
Cash needed£45,023
If converted to Rent by the room
Monthly profit+£401
Return before costson price21.74%
Cash needed£61,023
Δ vs Rent it outMonthly profit+£34
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
£42,242–£79,500full refurb + room split
⚠️ Capped at 60% of £132,500 asking (£79,500). Raw model: £49,748–£93,626. Verify with a surveyor before offering.
What's in this cost
Kitchen£7,795–£15,590
2 × bathroom£10,444–£19,148
Rewire£2,595–£4,541
Replumb£1,946–£3,892
Windows£6,487–£11,677
Paint + decor£5,190–£9,731
Flooring£7,785–£14,921
Comparables
sold within 0.5 mi
Wide · CV 35.2%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
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
The Cathedral School of St Peter and St John RC Primary
Primary · Voluntary aided school · M3 6LU
Good
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
-£3,672/yr kept
Annual gross rent£17,352
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profitannual-£3,672
Exit costs
-£13,953 after CGT
Projected sale price (5y · 2%/yr growth)£146,291
Capital gain (pre-CGT)£13,791
Sale costs (~2.5%)£3,657
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-£13,953
Rates as of Oct 2024
Acquisition costs
£115,126cash needed
Purchase price£132,500
Deposit (25%)£33,125
Stamp duty+5% additional-property surcharge£6,775
Refurb£70,238
Legal + survey£2,000
Mortgage fees£2,988
Total cash neededdeposit + costs (loan covers the rest)£115,126
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Cash buyers preferred -A corner aspect, two double bedroom (one mezzanine), two bathroom duplex apartment, situated on the first floor offering character features including high ceilings and larger than average room sizes, plus secure parking, within the converted Royal development.
Situated on chapel street conveniently located for the city centre, Salford central station, an array of local shops, restaurants and amenities, and is also well connected to Salford University a…
Priced below market -20% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
13.10% Return before costs — above-market
Lease 98 yrs — extend before exit
Price
£133K
20% below sold comps
Return before costs
13.10%
est rent £1,446/mo167 comps within 500 mRange £1,435–£1,457/mo (Q1–Q3)
Bedrooms
2
2 bath
Energy rating
—
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: £1,435–£1,457/mo · n=167
Financing
DepositYour cash in — the rest is the mortgage25% · £33,125
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 (£52,679–£98,333 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £99,375 loan + £1,000 booking fee
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 mi
Wide · CV 35.2%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£1,292
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£13,953
Acquisition costs
£115K
25% deposit£33,125
Stamp duty£6,775
Refurb£70,238
Legal + survey£2,000
Mortgage + broker£2,988
Cash needed£115,126
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyRightmove
Cash buyers preferred -A corner aspect, two double bedroom (one mezzanine), two bathroom duplex apartment, situated on the first floor offering character features including high ceilings and larger than average room sizes, plus secure parking, within the converted Royal development.
Situated on chapel street conveniently located for the city centre, Salford central station, an array of local shops, restaurants and amenities, and is also well connected to Salford University a…