Priced below market -8% vs 12 nearby sold (last 12 mo) — instant equity
Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
Service charge unknown — could swing £100-300/mo
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).
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£61/mo
Barely breaks even each month
Price vs market
Below market value
-8% vs 12 sold · interior unseen
Return · IRR
1.6%/yr
Modest annualised return
Cash left in
£47K
Stays in after refinancing at value
Price £135KCash to buy £56KReturn before costson price10.92%5-yr return on cash 14%Rent est. £1,228 (£1,168–£1,291)
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).
Listing seen …
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
Buy-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: £1,168–£1,291/mo · n=50
Financing
DepositYour cash in — the rest is the mortgage25% · £33,750
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £101,250 loan + £1,000 booking fee
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.
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 history0d on market3 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£74,252 in 2020 → £135,000 asking
+81.8%in 6y
2020£74,252-36.0% in 15y
2005£116,000+34.1% in 3y
2002£86,500+54.5% in 2y
2000£56,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Compare 7 strategies side-by-side · best shown with ⭐
⭐Council lease wins — +£105/mo · £44/mo ahead of Rent it out
Strategy
Return before costson price
Monthly profit
Cash needed
5y Return on your cashon cash
Risk
Feasibility
Rent it out
10.92%
+£61
£56,489
14.1%
Low
Feasible
Housing-benefit rent
5.98%
-£421
£56,489
-38.1%
Med
Feasible
⭐ Council lease
10.92%
+£105
£56,489
14.7%
Low
Feasible
Refurb & refinance
10.92%
+£61
£67,545
11.8%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£366
£159,020
2%
Med
Feasible
Rent by the room
—
—
—
—
—
Disabledneeds 3+ beds
Housing-benefit (LHA) scheme detailBRMA West Cheshire · cap £673/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
West Cheshire
LHA monthly cap:
£673
Scheme type:
other
Premium:
+700% 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 impactLocal lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
As-is Rent it out vs converted Rent by the room
+£177/mo cash flow vs Rent it out if converted to Rent by the room
21.33% Return before costs on price converted vs 10.92% as-is
As-is Rent it out
Monthly profit+£216
Return before costson price10.92%
Cash needed£45,648
If converted to Rent by the room
Monthly profit+£393
Return before costson price21.33%
Cash needed£61,648
Δ vs Rent it outMonthly profit+£177
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: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£44,632–£81,000full refurb + room split
⚠️ Capped at 60% of £135,000 asking (£81,000). Raw model: £44,640–£81,015. Verify with a surveyor before offering.
What's in this cost
Kitchen£8,818–£17,637
1 × bathroom£5,849–£10,723
Rewire£3,239–£5,669
Replumb£2,430–£4,859
Windows£8,099–£14,577
Paint + decor£6,479–£10,528
Flooring£9,718–£17,007
Comparables
sold within 0.5 mi
Wide · CV 48.5%Med confidence
Loading nearby sold…
Location & area intelligence
Transport 100 / 100
Loading map…
Transport score100 / 100
On the map
Registered HMOs
Approved HMO conversions
Pending HMO applications
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
Chester Blue Coat Church of England Primary School
Primary · Voluntary aided school · CH1 4HG
Good
University of Chester
Not applicable · Higher education institutions · CH1 4BJ
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
£623/yr kept
Annual gross rent£14,736
Section 24 credit£0
Annual tax due£279
Post-tax Monthly profitannual£623
Exit costs
£7,965 after CGT
Projected sale price (5y · 2%/yr growth)£149,051
Capital gain (pre-CGT)£14,051
Sale costs (~2.5%)£3,726
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 profitafter CGT£7,965
Rates as of Oct 2024
Acquisition costs
£56,489cash needed
Purchase price£135,000
Deposit (25%)£33,750
Stamp duty+5% additional-property surcharge£6,950
Refurb£10,764
Legal + survey£2,000
Mortgage fees£3,025
Total cash neededdeposit + costs (loan covers the rest)£56,489
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
This purpose-built apartment presents a fantastic opportunity for first-time buyers looking to step onto the property ladder or for investors seeking a promising rental option in a sought-after area. With its appealing features and excellent location viewing is essential to appreciate all that Salisbury Court has to offer.
Description - This charming top floor apartment is located on Haydock Close situated within reasonable walking distance of Chester City Centre. This purpo…
Priced below market -8% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.92% Return before costs — above-market
Price
£135K
8% below sold comps
Return before costs
10.92%
est rent £1,228/monot enough comparablesRange £1,168–£1,291/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
—
Energy rating
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
Buy-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: £1,168–£1,291/mo · n=50
Financing
DepositYour cash in — the rest is the mortgage25% · £33,750
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £101,250 loan + £1,000 booking fee
Housing-benefit (LHA) scheme detailBRMA West Cheshire · cap £673/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
West Cheshire
LHA monthly cap:
£673
Scheme type:
other
Premium:
+700% 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
£14,736
£6,686
£6,581
£0
£279
£1,190
£1,190
Year 2
£15,178
£6,886
£6,581
£0
£325
£1,385
£2,575
Year 3
£15,633
£7,093
£6,581
£0
£372
£1,587
£4,162
Year 4
£16,102
£7,306
£6,581
£0
£421
£1,794
£5,957
Year 5
£16,585
£7,525
£6,581
£0
£471
£2,008
£7,965
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)2 bd
If converted
Gross Rent by the room yield—
What we verified
12 total
2307
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeLeasehold
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
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
Area3▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 mi
Wide · CV 48.5%Med confidence
Loading nearby sold…
Location & transport
Score 100/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,316
Annual rental tax£171
CGT yr 5£0 · company level
5y net total£7,965
Acquisition costs
£56K
25% deposit£33,750
Stamp duty£6,950
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£3,025
Cash needed£56,489
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Pro analysis — outcome range, stress tests & portfolio impact
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Description& agent copyRightmove
This purpose-built apartment presents a fantastic opportunity for first-time buyers looking to step onto the property ladder or for investors seeking a promising rental option in a sought-after area. With its appealing features and excellent location viewing is essential to appreciate all that Salisbury Court has to offer.
Description - This charming top floor apartment is located on Haydock Close situated within reasonable walking distance of Chester City Centre. This purpo…