Priced below market -15% 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
Tenure not stated — confirm freehold/leasehold and any lease term before offering.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£82/mo
Barely breaks even each month
Price vs market
Below market value
-15% vs 12 sold · interior unseen
Return · IRR
2.2%/yr
Modest annualised return
Cash left in
£30K
Stays in after refinancing at value
Price £140KCash to buy £49KReturn before costson price11.02%5-yr return on cash 19%Rent est. £1,286 (£1,229–£1,346)
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: £1,229–£1,346/mo · n=109
Financing
DepositYour cash in — the rest is the mortgage25% · £35,000
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 (£1,181–£2,205 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £105,000 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.
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 history39d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£164,995 in 2016 → £140,000 asking
-15.1%in 10y
2016£164,995—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Compare 7 strategies side-by-side · best shown with ⭐
⭐Council lease wins — +£232/mo · £151/mo ahead of Rent it out
Strategy
Return before costson price
Monthly profit
Cash needed
5y Return on your cashon cash
Risk
Feasibility
Rent it out
11.02%
+£82
£48,975
19.3%
Low
Feasible
Housing-benefit rent
7.48%
-£293
£48,975
-25.1%
Med
Feasible
⭐ Council lease
11.02%
+£232
£48,975
33.7%
Low
Feasible
Refurb & refinance
11.02%
+£82
£56,605
16.7%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£366
£151,505
8%
Med
Feasible
Rent by the room
—
—
—
—
—
Disabledneeds 3+ beds
Housing-benefit (LHA) scheme detailBRMA Central Greater Manchester · cap £873/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
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 impactLocal lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
As-is Rent it out vs converted Rent by the room
+£139/mo cash flow vs Rent it out if converted to Rent by the room
20.57% Return before costs on price converted vs 11.02% as-is
As-is Rent it out
Monthly profit+£238
Return before costson price11.02%
Cash needed£46,898
If converted to Rent by the room
Monthly profit+£377
Return before costson price20.57%
Cash needed£62,898
Δ vs Rent it outMonthly profit+£139
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
£44,671–£84,000full refurb + room split
⚠️ Capped at 60% of £140,000 asking (£84,000). Raw model: £54,780–£103,010. Verify with a surveyor before offering.
What's in this cost
Kitchen£7,486–£14,972
2 × bathroom£10,030–£18,389
Rewire£2,936–£5,137
Replumb£2,202–£4,403
Windows£7,339–£13,210
Paint + decor£5,871–£11,009
Flooring£8,807–£16,880
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
£867/yr kept
Annual gross rent£15,432
Section 24 credit£0
Annual tax due£342
Post-tax Monthly profitannual£867
Exit costs
£9,460 after CGT
Projected sale price (5y · 2%/yr growth)£154,571
Capital gain (pre-CGT)£14,571
Sale costs (~2.5%)£3,864
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£9,460
Rates as of Oct 2024
Acquisition costs
£48,975cash needed
Purchase price£140,000
Deposit (25%)£35,000
Stamp duty+5% additional-property surcharge£7,300
Refurb£1,575
Legal + survey£2,000
Mortgage fees£3,100
Total cash neededdeposit + costs (loan covers the rest)£48,975
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Located within the sought-after Adelphi Wharf development, this impressive two-bedroom apartment offers an excellent opportunity for both investors looking to expand their portfolio and owner-occupiers searching for a stylish modern home.
Adelphi Wharf has been designed with contemporary city living in mind, combining sleek architecture with high-quality interiors. The development is ideally positioned for access to Manchester City Centre and major employment hubs, including…
Priced below market -15% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
11.02% Return before costs — above-market
Price
£140K
15% below sold comps
Return before costs
11.02%
est rent £1,286/mo109 comps within 500 mRange £1,229–£1,346/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: £1,229–£1,346/mo · n=109
Financing
DepositYour cash in — the rest is the mortgage25% · £35,000
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 (£1,181–£2,205 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £105,000 loan + £1,000 booking fee
Housing-benefit (LHA) scheme detailBRMA Central Greater Manchester · cap £873/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
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
£15,432
£6,805
£6,825
£0
£342
£1,460
£1,460
Year 2
£15,895
£7,009
£6,825
£0
£392
£1,669
£3,129
Year 3
£16,372
£7,219
£6,825
£0
£442
£1,886
£5,015
Year 4
£16,863
£7,436
£6,825
£0
£494
£2,108
£7,123
Year 5
£17,369
£7,659
£6,825
£0
£548
£2,337
£9,460
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)2 bd
If converted
Gross Rent by the room yield—
What we verified
12 total
3207
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeUnknown
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
EPCEnergy efficiency ratingC
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Area3▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily let
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£1,365
Annual rental tax£230
CGT yr 5£0 · company level
5y net total£9,460
Acquisition costs
£49K
25% deposit£35,000
Stamp duty£7,300
Refurb£1,575
Legal + survey£2,000
Mortgage + broker£3,100
Cash needed£48,975
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyRightmove
Located within the sought-after Adelphi Wharf development, this impressive two-bedroom apartment offers an excellent opportunity for both investors looking to expand their portfolio and owner-occupiers searching for a stylish modern home.
Adelphi Wharf has been designed with contemporary city living in mind, combining sleek architecture with high-quality interiors. The development is ideally positioned for access to Manchester City Centre and major employment hubs, including…