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Year 5 disposal
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Weak
7.19% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- EPC C — MEES compliant
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£578/mo — heavily negative — needs monthly capital injection
- -5.7% 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
−£578/mo
You top up £578/mo
Price
£325K
No local sold comps to compare
Return · IRR
-5.7%/yr
Loses money over 5 years
Cash to get in
£130K
Deposit + fees + refurb
Return before costs on price · Rent by the room 7.19%5-yr return on cash -22%Rent est. £1,386 (£1,306–£1,471)
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: £1,306–£1,471/mo · n=82
Financing
DepositYour cash in — the rest is the mortgage25% · £81,250
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 (£13,223–£24,682 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £243,750 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
-£578
after mortgage, operating costs & tax
Rent in£1,386/mo gross
£1,333/mo collected · £53/mo lost to voids
Where it goes
£1,320Mortgage£590Costs
Outgoings exceed rent — you top up £578/mo
Mortgage£1,320
Costs£590
Management£139
Maintenance£67
Insurance£28
CapEx reserve£69
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£578
Returns
Return before costs on price5.12%
Cash return on cash-5.34%
Gross margin£743
Cash needed£129,780
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.01
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 | £16,632 | £7,081 | £15,844 | £0 | £0 | -£6,293 | -£6,293 |
| Year 2 | £17,131 | £7,293 | £15,844 | £0 | £0 | -£6,006 | -£12,299 |
| Year 3 | £17,645 | £7,512 | £15,844 | £0 | £0 | -£5,711 | -£18,009 |
| Year 4 | £18,174 | £7,737 | £15,844 | £0 | £0 | -£5,407 | -£23,416 |
| Year 5 | £18,719 | £7,970 | £15,844 | £0 | £0 | -£5,094 | -£28,510 |
Disposal gain (gross)-£17,799
CGT£0
Net Disposal proceeds£349,856
What we verified
What we verified
42064 ok · 2 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Conversion approvability
Per-property planning assessment
Likely approvable72% likely
Confidence: high
- 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)
- this council refuses HMOs that would sandwich a family home between two HMOs — check both adjoining properties
- HMO count from this council's licensed-HMO register (a lower bound: non-licensable 3-4 person C4s are not on it)
Rent by the room concentration nearby
≈0.0% within 100 m vs 10% policy
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
Rates as of May 2026
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
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 profileFamily let
Tenant profilelikely cohortM6 8WW · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Manchester Metropolitan · 5.8 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
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
3-bed · 1-bath · 990 sqft
£25k–£49k
£ per sqft
building cost only
£25–£49
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,930–£12,870
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,890–£20,790
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Check council
The council's HMO page lists the current mandatory fee plus any additional / selective scheme that catches smaller HMOs.
Mandatory licensing applies to 5+ sharer HMOs (Housing Act 2004)
Find council HMO page →Price & sale history29d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£305,000 in 2023 → £325,000 asking
+6.6%in 3y
- 2023£305,000+416.9% in 26y
- 1997£59,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Short-stay let / Airbnb wins — +£256/mo · £633/mo ahead of Council lease
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 5.12% | -£578 | £129,780 | -22.0% | Low | Feasible |
| Housing-benefit rent | 3.50% | -£997 | £129,780 | -41.6% | Med | Feasible |
| Council lease | 5.12% | -£378 | £129,780 | -14.8% | Low | Feasible |
| Refurb & refinance | 5.12% | -£578 | £153,082 | -18.6% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 12.98% | +£256 | £129,780 | 15.8% | High | Feasible |
| Buy, improve & sell | 0.00% | -£374 | £374,707 | 4% | Med | Feasible |
| Rent by the room | 7.19% | -£1,559 | £155,780 | -54.4% | — | Feasible |
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 £947/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Central Greater Manchester
- LHA monthly cap:
- £947
- 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
Local lettings demandby strategyLive area data
Short-stay let70% occupancy
£166/night ADR
Based on 16 short-let comps nearby
Rent by the room conversion upside
+£91/mo cash flow vs Rent it out if converted to Rent by the room
8.86% Return before costs on price converted vs 5.12% as-is
Room mix (3 lettable rooms)
1× Double @ £665/mo1× Single @ £568/mo1× En-suite @ £715/mo
≈ £1,948/mo gross room income
As-is Rent it out
Monthly profit-£348
Return before costs on price5.12%
Cash needed£93,148
If converted to Rent by the room
Monthly profit-£257
Return before costs on price8.86%
Cash needed£109,148
Δ vs Rent it out Monthly profit+£91
Show conversion detail
Conversion cost estimate
£52,800
Range: £46,200 – £61,600
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
£56,030–£105,535full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 1 × bathroom£6,150–£11,275
- Rewire£4,400–£7,700
- Replumb£3,300–£6,600
- Windows£11,000–£19,800
- Paint + decor£8,800–£16,500
- Flooring£13,200–£25,300
Based on 2786 HMO comps within 1.2 km
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
Salford HMO Article 4 — 2018 HMO Article 4 Direction (official council polygon)
≈0.0% within 100 m vs 10% policy
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- Requires improvementBuile Hill AcademySecondary · Academy converter · M6 8RD
- Not ratedLight Oaks Infant SchoolPrimary · Community school · M6 8LU
- Not ratedLight Oaks Junior SchoolPrimary · Community school · M6 8LU
- Not ratedAll Hallows RC High SchoolSecondary · Voluntary aided school · M6 8AA
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£16,632
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£6,932
Exit costs
Projected sale price (5y · 2%/yr growth)£358,826
Capital gain (pre-CGT)£33,826
Sale costs (~2.5%)£8,971
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-£28,510
Rates as of Oct 2024
Acquisition costs
£129,780cash neededPurchase price£325,000
Deposit (25%)£81,250
Stamp duty+5% additional-property surcharge£22,500
Refurb£17,630
Legal + survey£2,525
Mortgage fees£5,875
Total cash neededdeposit + costs (loan covers the rest)£129,780
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
MODERN SEMI DETACHED HOME NOT TO BE MISSED This delightful property boasts a spacious rear garden, perfect for outdoor activities and relaxation. The heart of the home is its contemporary kitchen extension, equipped with an induction hob, making it a joy for any cooking enthusiast.
Inside, you will find generously sized rooms that provide ample space for comfortable living. The fitted modern bathroom adds a touch of luxury, ensuring that your daily routines are both conveni…
Floor plans
Listing metarightmove · Keenans Estate Agents
About this listing
29 days · RightmovePrice history
5-year price trend
Monthly profit
−£578
Cash needed
£130K
Return after costs
-5.34%
IRR
-5.68%
Listed 29d ago
Hallwood Avenue, Salford
semi-detached · 3 bed · 1 bath
£325,000
est £1,386 · 5.12% gross
EPC C
1 / 21
0/100
Marginal
7.19% Rent by the room strategy — market rent unverified, verify locally.
5.12% Return before costs — around the area average for this property type.
Monthly profit −£578/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating C — Min. energy standard 2030 compliant.
Price
£325K
Return before costs (best)
7.19%
Rent by the room
Bedrooms
3
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: £1,306–£1,471/mo · n=82
Financing
DepositYour cash in — the rest is the mortgage25% · £81,250
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 (£13,223–£24,682 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £243,750 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
-£578
after mortgage, operating costs & tax
Rent in£1,386/mo gross
£1,333/mo collected · £53/mo lost to voids
Where it goes
£1,320Mortgage£590Costs
Outgoings exceed rent — you top up £578/mo
Mortgage£1,320
Costs£590
Management£139
Maintenance£67
Insurance£28
CapEx reserve£69
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£578
Returns
Return before costs on price5.12%
Cash return on cash-5.34%
Gross margin£743
Cash needed£129,780
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.01
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 £947/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Central Greater Manchester
- LHA monthly cap:
- £947
- 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 | £16,632 | £7,081 | £15,844 | £0 | £0 | -£6,293 | -£6,293 |
| Year 2 | £17,131 | £7,293 | £15,844 | £0 | £0 | -£6,006 | -£12,299 |
| Year 3 | £17,645 | £7,512 | £15,844 | £0 | £0 | -£5,711 | -£18,009 |
| Year 4 | £18,174 | £7,737 | £15,844 | £0 | £0 | -£5,407 | -£23,416 |
| Year 5 | £18,719 | £7,970 | £15,844 | £0 | £0 | -£5,094 | -£28,510 |
Rent by the room upside
What we verified
5106
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,169
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£28,510
Acquisition costs
25% deposit£81,250
Stamp duty£22,500
Refurb£17,630
Legal + survey£2,525
Mortgage + broker£5,875
Cash needed£129,780
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
MODERN SEMI DETACHED HOME NOT TO BE MISSED This delightful property boasts a spacious rear garden, perfect for outdoor activities and relaxation. The heart of the home is its contemporary kitchen extension, equipped with an induction hob, making it a joy for any cooking enthusiast.
Inside, you will find generously sized rooms that provide ample space for comfortable living. The fitted modern bathroom adds a touch of luxury, ensuring that your daily routines are both conveni…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice