Skip to main contenthow this is calculated →
Year 5 disposal
⊞ View all 19
44/ 100
Caution
8.42% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 8.42% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£65/mo — mildly negative — equity build may cover
- -0.6% 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
−£65/mo
You top up £65/mo
Price
£220K
No local sold comps to compare
Return · IRR
-0.6%/yr
Loses money over 5 years
Cash to get in
£87K
Deposit + fees + refurb
Return before costs on price 8.42%5-yr return on cash 3%Rent est. £1,544 (£1,352–£1,763)
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: £1,352–£1,763/mo · n=149
Financing
DepositYour cash in — the rest is the mortgage25% · £55,000
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 £165,000 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
-£65
after mortgage, operating costs & tax
Rent in£1,544/mo gross
£1,485/mo collected · £59/mo lost to voids
Where it goes
£894Mortgage£656Costs
Outgoings exceed rent — you top up £65/mo
Mortgage£894
Costs£656
Management£154
Maintenance£67
Insurance£28
CapEx reserve£77
Voids + council tax£8
Service charge + ground rent£217
Ltd co. accounts£104
Tax—
Shortfall−£65
Returns
Return before costs on price8.42%
Cash return on cash-0.90%
Gross margin£829
Cash needed£86,758
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.66
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 | £18,528 | £7,870 | £10,725 | £0 | £0 | -£67 | -£67 |
| Year 2 | £19,084 | £8,106 | £10,725 | £0 | £48 | £205 | £138 |
| Year 3 | £19,656 | £8,349 | £10,725 | £0 | £111 | £471 | £610 |
| Year 4 | £20,246 | £8,599 | £10,725 | £0 | £175 | £747 | £1,356 |
| Year 5 | £20,853 | £8,857 | £10,725 | £0 | £241 | £1,030 | £2,386 |
Disposal gain (gross)-£10,633
CGT£0
Net Disposal proceeds£236,825
What we verified
What we verified
33143 ok · 3 caution · 1 fail · 4 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 certificateB1
EWS1& cladding statusDirect mention
OKInfoVerifyCritical
Severity
EWS1 mentioned in listing
OK
Lender impact
EWS1 form mentioned in listing — confirm the rating (A1/A2 = ok, B1/B2 = remediation required).
Mortgageable
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 profileStudent let
Tenant profilelikely cohortM1 2AU · 2 bed
Primary profile
Student let
Nearest university
for student-let assessment
Manchester Metropolitan · 1.2 km
Reason
1.2 km from a major UK university — student couples / individuals dominate 2-bed lets here.
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 history17d on market3 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£162,000 in 2015 → £220,000 asking
+35.8%in 11y
- 2015£162,000+3.5% in 3y
- 2012£156,500+4.3% in 7y
- 2005£150,000-11.2% in 1y
- 2004£169,000—
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 — +£127/mo · £192/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 | 8.42% | -£65 | £86,758 | 2.8% | Low | Feasible |
| Housing-benefit rent | 4.76% | -£669 | £86,758 | -40.3% | Med | Feasible |
| ⭐ Council lease | 8.42% | +£127 | £86,758 | 12.4% | Low | Feasible |
| Refurb & refinance | 8.42% | -£65 | £102,781 | 2.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£416 | £252,481 | 4% | 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:
- PSL
- 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
-£30/mo cash flow vs Rent it out if converted to Rent by the room
13.09% Return before costs on price converted vs 8.42% as-is
As-is Rent it out
Monthly profit+£154
Return before costs on price8.42%
Cash needed£66,898
If converted to Rent by the room
Monthly profit+£124
Return before costs on price13.09%
Cash needed£82,898
Δ vs Rent it out Monthly profit-£30
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 · 62% 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 61% (306 decisions)
≈0.0% within 100 m vs 10% policy
£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
Manchester City-wide HMO Article 4
≈0.0% within 100 m vs 10% policy
Tax treatment
Annual gross rent£18,528
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£779
Exit costs
Projected sale price (5y · 2%/yr growth)£242,898
Capital gain (pre-CGT)£22,898
Sale costs (~2.5%)£6,072
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£2,386
Rates as of Oct 2024
Acquisition costs
£86,758cash neededPurchase price£220,000
Deposit (25%)£55,000
Stamp duty+5% additional-property surcharge£12,900
Refurb£12,558
Legal + survey£2,000
Mortgage fees£4,300
Total cash neededdeposit + costs (loan covers the rest)£86,758
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
EWS1 form available (B1 rating) A well-presented 2 bedroom apartment with balcony within a popular gated development in a great central location. Residents benefit from being just a short walk from Piccadilly Station and Metrolink stops, as well as being within easy reach of the popular Northern Quarter, Ancoats and New Islington. A fantastic opportunity with no onward chain. EPC Rating C.
IMPORTANT NOTE TO POTENTIAL PURCHASERS & TENANTS: We endeavour to make our particular…
Floor plans
Listing metarightmove · Reeds Rains
About this listing
17 days · RightmovePrice history
5-year price trend
Monthly profit
−£65
Cash needed
£87K
Return after costs
-0.90%
IRR
-0.59%
Listed 17d ago
Chapeltown Street, Manchester, M1
flat · 2 bed · 2 bath
£220,000
est £1,544 · 8.42% gross
EPC C
1 / 19
44/100
Caution
8.42% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.42% Return before costs — above-market
Price
£220K
Return before costs
8.42%
est rent £1,544/monot enough comparablesRange £1,352–£1,763/mo (Q1–Q3)
Bedrooms
2
2 bath
Energy rating
C
Energy rating
Deal flags1 issue
EWS1 B1
Combustible cladding — unmortgageable until remediated
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: £1,352–£1,763/mo · n=149
Financing
DepositYour cash in — the rest is the mortgage25% · £55,000
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 £165,000 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
-£65
after mortgage, operating costs & tax
Rent in£1,544/mo gross
£1,485/mo collected · £59/mo lost to voids
Where it goes
£894Mortgage£656Costs
Outgoings exceed rent — you top up £65/mo
Mortgage£894
Costs£656
Management£154
Maintenance£67
Insurance£28
CapEx reserve£77
Voids + council tax£8
Service charge + ground rent£217
Ltd co. accounts£104
Tax—
Shortfall−£65
Returns
Return before costs on price8.42%
Cash return on cash-0.90%
Gross margin£829
Cash needed£86,758
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.66
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:
- PSL
- 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 | £18,528 | £7,870 | £10,725 | £0 | £0 | -£67 | -£67 |
| Year 2 | £19,084 | £8,106 | £10,725 | £0 | £48 | £205 | £138 |
| Year 3 | £19,656 | £8,349 | £10,725 | £0 | £111 | £471 | £610 |
| Year 4 | £20,246 | £8,599 | £10,725 | £0 | £175 | £747 | £1,356 |
| Year 5 | £20,853 | £8,857 | £10,725 | £0 | £241 | £1,030 | £2,386 |
Rent by the room upside
What we verified
5315
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)B1
Refurb costBased on beds + baths + sqftEstimate available
Service chargeReduces net yield£2,183/yr
Ground rentDoubling clauses kill mortgageability£415/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£2,145
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£2,386
Acquisition costs
25% deposit£55,000
Stamp duty£12,900
Refurb£12,558
Legal + survey£2,000
Mortgage + broker£4,300
Cash needed£86,758
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
EWS1 form available (B1 rating) A well-presented 2 bedroom apartment with balcony within a popular gated development in a great central location. Residents benefit from being just a short walk from Piccadilly Station and Metrolink stops, as well as being within easy reach of the popular Northern Quarter, Ancoats and New Islington. A fantastic opportunity with no onward chain. EPC Rating C.
IMPORTANT NOTE TO POTENTIAL PURCHASERS & TENANTS: We endeavour to make our particular…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice