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Year 5 disposal
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17/ 100
Weak
6.68% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£243/mo — significantly negative — real recurring drain
- -3.1% 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
−£243/mo
You top up £243/mo
Price
£230K
No local sold comps to compare
Return · IRR
-3.1%/yr
Loses money over 5 years
Cash to get in
£90K
Deposit + fees + refurb
Return before costs on price 6.68%5-yr return on cash -10%Rent est. £1,280 (£1,058–£1,549)
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: £1,058–£1,549/mo · n=88
Financing
DepositYour cash in — the rest is the mortgage25% · £57,500
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 (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £172,500 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£243
after mortgage, operating costs & tax
Rent in£1,280/mo gross
£1,231/mo collected · £49/mo lost to voids
Where it goes
£934Mortgage£539Costs
Outgoings exceed rent — you top up £243/mo
Mortgage£934
Costs£539
Management£128
Maintenance£67
Insurance£28
CapEx reserve£64
Voids + council tax£6
Service charge + ground rent£142
Ltd co. accounts£104
Tax—
Shortfall−£243
Returns
Return before costs on price6.68%
Cash return on cash-3.24%
Gross margin£691
Cash needed£90,108
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.32
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 | £15,360 | £6,473 | £11,213 | £0 | £0 | -£2,325 | -£2,325 |
| Year 2 | £15,821 | £6,667 | £11,213 | £0 | £0 | -£2,058 | -£4,383 |
| Year 3 | £16,295 | £6,867 | £11,213 | £0 | £0 | -£1,784 | -£6,167 |
| Year 4 | £16,784 | £7,073 | £11,213 | £0 | £0 | -£1,501 | -£7,668 |
| Year 5 | £17,288 | £7,285 | £11,213 | £0 | £0 | -£1,210 | -£8,878 |
Disposal gain (gross)-£10,568
CGT£0
Net Disposal proceeds£247,590
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
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
Verify
Lender impact
No EWS1 / floor info in description. Buildings > 11 m need EWS1 or PAS 9980 — confirm height + status with the agent before offering.
Verify with lender
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 profileMixed demand
Tenant profilelikely cohortM32 0FH · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Manchester Metropolitan · 4.5 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 · 2-bath · 810 sqft
£25k–£49k
£ per sqft
building cost only
£31–£61
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- 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 history35d on marketno cuts yet
Strategy matrix
Council lease wins — -£60/mo · £183/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 6.68% | -£243 | £90,108 | -9.9% | Low | Feasible |
| Housing-benefit rent | 4.55% | -£631 | £90,108 | -36.0% | Med | Feasible |
| ⭐ Council lease | 6.68% | -£60 | £90,108 | -0.5% | Low | Feasible |
| Refurb & refinance | 6.68% | -£243 | £106,631 | -8.3% | Med | Feasible |
| Short-stay let / Airbnb | 9.42% | -£263 | £90,108 | -14.5% | High | Feasible |
| Buy, improve & sell | 0.00% | -£341 | £263,181 | 4% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context325 active short-lets nearby
Short-let market context
- 325 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:
- leasing
- Premium:
- +800% premium over LHA cap
- 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 let29% occupancy
£208/night ADR
Based on 8 short-let comps nearby
Rent by the room conversion upside
+£155/mo cash flow vs Rent it out if converted to Rent by the room
12.52% Return before costs on price converted vs 6.68% as-is
As-is Rent it out
Monthly profit-£63
Return before costs on price6.68%
Cash needed£69,398
If converted to Rent by the room
Monthly profit+£93
Return before costs on price12.52%
Cash needed£85,398
Δ vs Rent it out Monthly profit+£155
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 · 73% 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 74% (27 decisions)
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
£54,780–£103,010full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 2 × bathroom£12,300–£22,550
- 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 miLoading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Trafford City-wide HMO Article 4
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
Tax treatment
Annual gross rent£15,360
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,916
Exit costs
Projected sale price (5y · 2%/yr growth)£253,939
Capital gain (pre-CGT)£23,939
Sale costs (~2.5%)£6,348
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-£8,878
Rates as of Oct 2024
Acquisition costs
£90,108cash neededPurchase price£230,000
Deposit (25%)£57,500
Stamp duty+5% additional-property surcharge£13,600
Refurb£12,558
Legal + survey£2,000
Mortgage fees£4,450
Total cash neededdeposit + costs (loan covers the rest)£90,108
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
*GATED PARKING WITH ALLOCATED SPACE* Park Lane Estate Agents are proud to offer For Sale this beautifully presented TWO DOUBLE BEDROOM and TWO BATHROOM apartment situated within Libertas House, on Talbot Road. This development was built in 2020 and finished to a high standard throughout, with subtle nods and influences from Manchester and some of its iconic inhabitants. The apartment is ideal for first-time buyers, investors or professionals seeking effortless access across M…
Floor plans
Listing metarightmove · Park Lane Estate Agents
About this listing
35 days · RightmovePrice history
5-year price trend
Monthly profit
−£243
Cash needed
£90K
Return after costs
-3.24%
IRR
-3.06%
Listed 35d ago
Talbot Road, Stretford, Manchester, M32
flat · 2 bed · 2 bath
£230,000
est £1,280 · 6.68% gross
1 / 14
17/100
Marginal
6.68% — verify the rent + comps locally.
6.68% Return before costs — around the area average for this property type.
Monthly profit −£243/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£230K
Return before costs
6.68%
est rent £1,280/mo88 comps within 1 kmRange £1,058–£1,549/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: £1,058–£1,549/mo · n=88
Financing
DepositYour cash in — the rest is the mortgage25% · £57,500
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 (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £172,500 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£243
after mortgage, operating costs & tax
Rent in£1,280/mo gross
£1,231/mo collected · £49/mo lost to voids
Where it goes
£934Mortgage£539Costs
Outgoings exceed rent — you top up £243/mo
Mortgage£934
Costs£539
Management£128
Maintenance£67
Insurance£28
CapEx reserve£64
Voids + council tax£6
Service charge + ground rent£142
Ltd co. accounts£104
Tax—
Shortfall−£243
Returns
Return before costs on price6.68%
Cash return on cash-3.24%
Gross margin£691
Cash needed£90,108
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.32
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context325 active short-lets nearby
Short-let market context
- 325 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:
- leasing
- Premium:
- +800% premium over LHA cap
- 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 | £15,360 | £6,473 | £11,213 | £0 | £0 | -£2,325 | -£2,325 |
| Year 2 | £15,821 | £6,667 | £11,213 | £0 | £0 | -£2,058 | -£4,383 |
| Year 3 | £16,295 | £6,867 | £11,213 | £0 | £0 | -£1,784 | -£6,167 |
| Year 4 | £16,784 | £7,073 | £11,213 | £0 | £0 | -£1,501 | -£7,668 |
| Year 5 | £17,288 | £7,285 | £11,213 | £0 | £0 | -£1,210 | -£8,878 |
Rent by the room upside
What we verified
3307
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeLeasehold
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£1,400/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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,243
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£8,878
Acquisition costs
25% deposit£57,500
Stamp duty£13,600
Refurb£12,558
Legal + survey£2,000
Mortgage + broker£4,450
Cash needed£90,108
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
*GATED PARKING WITH ALLOCATED SPACE* Park Lane Estate Agents are proud to offer For Sale this beautifully presented TWO DOUBLE BEDROOM and TWO BATHROOM apartment situated within Libertas House, on Talbot Road. This development was built in 2020 and finished to a high standard throughout, with subtle nods and influences from Manchester and some of its iconic inhabitants. The apartment is ideal for first-time buyers, investors or professionals seeking effortless access across M…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice