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Year 5 disposal
BMV -32%
⊞ View all 11
57/ 100
Caution
8.92% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 8.92% return before costs — above-market
- Priced below market -32% vs 10 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
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£99/mo — mildly negative — equity build may cover
- -1.6% 5y IRR — capital outlay disproportionate to returns
- No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£99/mo
You top up £99/mo
Price vs market
Below market value
-32% vs 10 sold · interior unseen
Return · IRR
-1.6%/yr
Loses money over 5 years
Cash left in
£13K
Stays in after refinancing at value
Price £140KCash to buy £61KReturn before costs on price 8.92%5-yr return on cash -3%Rent est. £1,037 (£925–£1,163)
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: £925–£1,163/mo · n=11
Financing
DepositYour cash in — the rest is the mortgage25% · £34,875
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 (£10,581–£19,751 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £104,625 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
-£99
after mortgage, operating costs & tax
Rent in£1,037/mo gross
£997/mo collected · £40/mo lost to voids
Where it goes
£567Mortgage£530Costs
Outgoings exceed rent — you top up £99/mo
Mortgage£567
Costs£530
Management£104
Maintenance£67
Insurance£20
CapEx reserve£52
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£99
Returns
Return before costs on price8.92%
Cash return on cash-1.94%
Gross margin£467
Cash needed£61,341
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.76
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 | £12,444 | £6,357 | £6,801 | £0 | £0 | -£713 | -£713 |
| Year 2 | £12,817 | £6,547 | £6,801 | £0 | £0 | -£531 | -£1,244 |
| Year 3 | £13,202 | £6,744 | £6,801 | £0 | £0 | -£343 | -£1,586 |
| Year 4 | £13,598 | £6,946 | £6,801 | £0 | £0 | -£149 | -£1,735 |
| Year 5 | £14,006 | £7,154 | £6,801 | £0 | £10 | £41 | -£1,694 |
Disposal gain (gross)-£12,704
CGT£0
Net Disposal proceeds£150,169
What we verified
What we verified
33053 ok · 3 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand C
MEES 2030 compliance
C required for new tenancies
PASS
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 cohortM28 1NY · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Manchester Metropolitan · 12.3 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 · 1-bath · 807 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,649–£10,491
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,877–£16,947
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history30d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£129,000 in 2005 → £139,500 asking
+8.1%in 21y
- 2005£129,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Council lease wins — +£42/mo · £142/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 | 8.92% | -£99 | £61,341 | -2.8% | Low | Feasible |
| Housing-benefit rent | 7.51% | -£291 | £61,341 | -19.9% | Med | Feasible |
| ⭐ Council lease | 8.92% | +£42 | £61,341 | 7.2% | Low | Feasible |
| Refurb & refinance | 8.92% | -£99 | £73,959 | -2.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £168,516 | -0% | 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
- 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
Rent by the room conversion upside
+£303/mo cash flow vs Rent it out if converted to Rent by the room
20.65% Return before costs on price converted vs 8.92% as-is
As-is Rent it out
Monthly profit+£76
Return before costs on price8.92%
Cash needed£46,773
If converted to Rent by the room
Monthly profit+£379
Return before costs on price20.65%
Cash needed£62,773
Δ vs Rent it out Monthly profit+£303
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
£48,400
Range: £41,800 – £57,200
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£44,332–£83,700full refurb + room split
⚠️ Capped at 60% of £139,500 asking (£83,700). Raw model: £45,189–£85,318. Verify with a surveyor before offering.
What's in this cost
- Kitchen£9,006–£18,012
- 1 × bathroom£6,033–£11,061
- Rewire£3,167–£5,542
- Replumb£2,375–£4,750
- Windows£7,917–£14,251
- Paint + decor£6,334–£11,875
- Flooring£9,500–£18,209
Comparables
sold within 0.5 miWide · CV 43.7%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- OutstandingSt Andrew's CofE Primary SchoolPrimary · Voluntary controlled school · M28 1HS
- GoodBoothstown Methodist Primary SchoolPrimary · Voluntary controlled school · M28 1DG
- Not ratedHoly Family Catholic Primary SchoolPrimary · Voluntary aided school · M28 1AG
- Not ratedSt John's CofE Primary School Mosley CommonPrimary · Voluntary aided school · M28 1AE
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£12,444
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,192
Exit costs
Projected sale price (5y · 2%/yr growth)£154,019
Capital gain (pre-CGT)£14,519
Sale costs (~2.5%)£3,850
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-£1,694
Rates as of Oct 2024
Acquisition costs
£61,341cash neededPurchase price£139,500
Deposit (25%)£34,875
Stamp duty+5% additional-property surcharge£7,265
Refurb£14,108
Legal + survey£2,000
Mortgage fees£3,093
Total cash neededdeposit + costs (loan covers the rest)£61,341
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Introducing this well presented two bedroom second floor apartment, offering a blend of style and comfort in a highly sought-after location. The property features a spacious open plan kitchen, diner and lounge area, designed to maximise both natural light and functionality, making it ideal for modern living and entertaining. Both bedrooms are generously proportioned with a good sized bathroom. The apartment benefits from one allocated car parking space. Situated close to loca…
Floor plans
Listing metarightmove · Briscombe
About this listing
30 days · RightmovePrice history
5-year price trend
Monthly profit
−£99
Cash needed
£61K
Return after costs
-1.94%
IRR
-1.62%
Listed 30d ago
19 Morston Close, Morston Close, Worsley, Manchester, M28 1NY
flat · 2 bed · 1 bath · 807 sqft
£139,500
est £1,037 · 8.92% gross
EPC C
Priced below market
1 / 11
57/100
Caution
8.92% — verify the rent + comps locally.
Priced below market -32% vs 10 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.92% Return before costs — above-market
Price
£140K
32% below sold comps
Return before costs
8.92%
est rent £1,037/monot enough comparablesRange £925–£1,163/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
C
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: £925–£1,163/mo · n=11
Financing
DepositYour cash in — the rest is the mortgage25% · £34,875
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 (£10,581–£19,751 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £104,625 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
-£99
after mortgage, operating costs & tax
Rent in£1,037/mo gross
£997/mo collected · £40/mo lost to voids
Where it goes
£567Mortgage£530Costs
Outgoings exceed rent — you top up £99/mo
Mortgage£567
Costs£530
Management£104
Maintenance£67
Insurance£20
CapEx reserve£52
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£99
Returns
Return before costs on price8.92%
Cash return on cash-1.94%
Gross margin£467
Cash needed£61,341
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.76
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
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 | £12,444 | £6,357 | £6,801 | £0 | £0 | -£713 | -£713 |
| Year 2 | £12,817 | £6,547 | £6,801 | £0 | £0 | -£531 | -£1,244 |
| Year 3 | £13,202 | £6,744 | £6,801 | £0 | £0 | -£343 | -£1,586 |
| Year 4 | £13,598 | £6,946 | £6,801 | £0 | £0 | -£149 | -£1,735 |
| Year 5 | £14,006 | £7,154 | £6,801 | £0 | £10 | £41 | -£1,694 |
Rent by the room upside
What we verified
3306
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▾
EPCEnergy efficiency ratingC
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
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 43.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,360
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£1,694
Acquisition costs
25% deposit£34,875
Stamp duty£7,265
Refurb£14,108
Legal + survey£2,000
Mortgage + broker£3,093
Cash needed£61,341
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
Introducing this well presented two bedroom second floor apartment, offering a blend of style and comfort in a highly sought-after location. The property features a spacious open plan kitchen, diner and lounge area, designed to maximise both natural light and functionality, making it ideal for modern living and entertaining. Both bedrooms are generously proportioned with a good sized bathroom. The apartment benefits from one allocated car parking space. Situated close to loca…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice