Skip to main contenthow this is calculated →
Year 5 disposal
⊞ View all 15
79/ 100
Solid
7.88% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.88% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.
- EPC band not stated — verify the certificate before offering (2030 MEES minimum is band C).
- 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
+£5/mo
Barely breaks even each month
Price
£160K
No local sold comps to compare
Return · IRR
0.4%/yr
Modest annualised return
Cash to get in
£66K
Deposit + fees + refurb
Return before costs on price 7.88%5-yr return on cash 7%Rent est. £1,051 (£1,003–£1,101)
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: £1,003–£1,101/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £40,000
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 (£9,060–£16,912 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £120,000 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 sub-£200K
Maintenance (£/mo)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
+£5
after mortgage, operating costs & tax
Rent in£1,051/mo gross
£1,011/mo collected · £40/mo lost to voids
Where it goes
£650Mortgage£354Costs
£5/mo left as profit · 0% of rent kept
Mortgage£650
Costs£354
Management£105
Maintenance£67
Insurance£20
CapEx reserve£53
Voids + council tax£6
Ltd co. accounts£104
Tax£1
Profit+£5
Returns
Return before costs on price7.88%
Cash return on cash0.09%
Gross margin£656
Cash needed£65,880
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.55
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 | £12,612 | £4,254 | £7,800 | £0 | £106 | £452 | £452 |
| Year 2 | £12,990 | £4,381 | £7,800 | £0 | £154 | £655 | £1,107 |
| Year 3 | £13,380 | £4,513 | £7,800 | £0 | £203 | £864 | £1,971 |
| Year 4 | £13,781 | £4,648 | £7,800 | £0 | £253 | £1,080 | £3,052 |
| Year 5 | £14,195 | £4,788 | £7,800 | £0 | £305 | £1,302 | £4,354 |
Disposal gain (gross)-£10,243
CGT£0
Net Disposal proceeds£172,237
What we verified
What we verified
21082 ok · 1 caution · 0 fail · 8 unknown
Legal & planning
LeaseholdUnknown
Tenure & planningUnknown
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
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 cohortM34 6DE · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Manchester · 8.2 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 · 667 sqft
£19k–£38k
£ per sqft
building cost only
£29–£57
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,669–£8,671
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£7,337–£14,007
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history2d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£50,000 in 2012 → £160,000 asking
+220.0%in 14y
- 2012£50,000—
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 · £37/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 | 7.88% | +£5 | £65,880 | 6.6% | Low | Feasible |
| Housing-benefit rent | 4.49% | -£402 | £65,880 | -30.8% | Med | Feasible |
| ⭐ Council lease | 7.88% | +£42 | £65,880 | 7.1% | Low | Feasible |
| Refurb & refinance | 7.88% | +£5 | £78,712 | 5.5% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£191 | £187,312 | 3% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Tameside & Glossop · cap £598/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Tameside & Glossop
- LHA monthly cap:
- £598
- Scheme type:
- none
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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
+£294/mo cash flow vs Rent it out if converted to Rent by the room
18.00% Return before costs on price converted vs 7.88% as-is
As-is Rent it out
Monthly profit+£20
Return before costs on price7.88%
Cash needed£51,898
If converted to Rent by the room
Monthly profit+£314
Return before costs on price18.00%
Cash needed£67,898
Δ vs Rent it out Monthly profit+£294
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
Planning approval likelihood
Likely approvable · 70% 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 71% (44 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.
£40,009–£75,658full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 1 × bathroom£6,150–£11,275
- Rewire£2,668–£4,669
- Replumb£2,001–£4,002
- Windows£6,670–£12,006
- Paint + decor£5,336–£10,005
- Flooring£8,004–£15,341
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
Tameside 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.
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- Not ratedAshlea House SchoolNot applicable · Other independent school · M34 6ET
- Not ratedCorrie Primary SchoolPrimary · Academy converter · M34 6FG
- Not ratedLinden Road Academy and Hearing Impaired BasePrimary · Academy sponsor led · M34 6EF
- Not ratedSt Thomas More RC CollegeSecondary · Voluntary aided school · M34 6AF
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£12,612
Section 24 credit£0
Annual tax due£106
Post-tax Monthly profit annual-£33
Exit costs
Projected sale price (5y · 2%/yr growth)£176,653
Capital gain (pre-CGT)£16,653
Sale costs (~2.5%)£4,416
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£4,354
Rates as of Oct 2024
Acquisition costs
£65,880cash neededPurchase price£160,000
Deposit (25%)£40,000
Stamp duty+5% additional-property surcharge£8,700
Refurb£12,080
Legal + survey£1,700
Mortgage fees£3,400
Total cash neededdeposit + costs (loan covers the rest)£65,880
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Introducing King Street in Denton, this two-bedroom end terrace house presents an excellent opportunity for a variety of potential buyers, particularly first-time buyers or those seeking to advance on the property ladder. The current owner has recently updated, the kitchen and decor throughout the home exude a fresh and modern appeal, making it a must-see for anyone in search of a comfortable and stylish living space.
Upon entering, you are welcomed by a vestibule that lea…
Floor plans
Listing metarightmove · My Property Club
About this listing
2 days · RightmovePrice history
5-year price trend
Monthly profit
+£5
Cash needed
£66K
Return after costs
0.09%
IRR
0.39%
Listed 2d ago
King Street, Manchester
house · 2 bed · 1 bath · 667 sqft
£160,000
est £1,051 · 7.88% gross
1 / 15
79/100
Solid
7.88% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.88% Return before costs — above-market
Price
£160K
Return before costs
7.88%
est rent £1,051/monot enough comparablesRange £1,003–£1,101/mo (Q1–Q3)
Bedrooms
2
1 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: £1,003–£1,101/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £40,000
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 (£9,060–£16,912 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £120,000 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 sub-£200K
Maintenance (£/mo)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
+£5
after mortgage, operating costs & tax
Rent in£1,051/mo gross
£1,011/mo collected · £40/mo lost to voids
Where it goes
£650Mortgage£354Costs
£5/mo left as profit · 0% of rent kept
Mortgage£650
Costs£354
Management£105
Maintenance£67
Insurance£20
CapEx reserve£53
Voids + council tax£6
Ltd co. accounts£104
Tax£1
Profit+£5
Returns
Return before costs on price7.88%
Cash return on cash0.09%
Gross margin£656
Cash needed£65,880
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.55
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Tameside & Glossop · cap £598/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Tameside & Glossop
- LHA monthly cap:
- £598
- Scheme type:
- none
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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 | £12,612 | £4,254 | £7,800 | £0 | £106 | £452 | £452 |
| Year 2 | £12,990 | £4,381 | £7,800 | £0 | £154 | £655 | £1,107 |
| Year 3 | £13,380 | £4,513 | £7,800 | £0 | £203 | £864 | £1,971 |
| Year 4 | £13,781 | £4,648 | £7,800 | £0 | £253 | £1,080 | £3,052 |
| Year 5 | £14,195 | £4,788 | £7,800 | £0 | £305 | £1,302 | £4,354 |
Rent by the room upside
What we verified
2208
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeUnknown
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
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£1,560
Annual rental tax£14
CGT yr 5£0 · company level
5y net total£4,354
Acquisition costs
25% deposit£40,000
Stamp duty£8,700
Refurb£12,080
Legal + survey£1,700
Mortgage + broker£3,400
Cash needed£65,880
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 King Street in Denton, this two-bedroom end terrace house presents an excellent opportunity for a variety of potential buyers, particularly first-time buyers or those seeking to advance on the property ladder. The current owner has recently updated, the kitchen and decor throughout the home exude a fresh and modern appeal, making it a must-see for anyone in search of a comfortable and stylish living space.
Upon entering, you are welcomed by a vestibule that lea…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice