Monthly profit −£299/mo — significantly negative — real recurring drain
-2.4% 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
−£299/mo
You top up £299/mo
Price vs market
Above comparable sales
+66% vs 12 sold
Return · IRR
-2.4%/yr
Loses money over 5 years
Cash to get in
£162K
Deposit + fees + refurb
Price £400KReturn before costson price5.65%5-yr return on cash -5%Rent est. £1,882 (£1,904–£1,860)
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: £1,904–£1,860/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £100,000
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 (£17,026–£31,781 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £300,000 loan + £1,000 booking fee
Cladding safety certificateNot stated on the listingHeritageNot 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.
Total cash neededdeposit + costs (loan covers the rest)£161,851
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Grosvenor Street is an exclusive collection of six newly built, four bedroom townhouses, combining generous accommodation with a high specification finish and an excellent Hazel Grove location.
Each home follows the same carefully planned layout across three floors, with differences to the external finishes and individual plot features giving each property its own character.
The ground floor opens with a welcoming entrance hallway and separate WC. A spacious lounge provides…
5.65% Return before costs — around the area average for this property type.
Monthly profit −£299/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating A — Min. energy standard 2030 compliant.
Price
£400K
66% above sold comps
Return before costs
5.65%
est rent £1,882/monot enough comparables
Bedrooms
4
2 bath
Energy rating
A
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: £1,904–£1,860/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £100,000
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 (£17,026–£31,781 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £300,000 loan + £1,000 booking fee
Housing-benefit (LHA) scheme detailBRMA Southern Greater Manchester · cap £1,396/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Southern Greater Manchester
LHA monthly cap:
£1,396
Scheme type:
other
Premium:
+800% 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
£22,584
£5,805
£19,500
£0
£0
-£2,721
-£2,721
Year 2
£23,262
£5,979
£19,500
£0
£0
-£2,218
-£4,939
Year 3
£23,959
£6,159
£19,500
£0
£0
-£1,699
-£6,638
Year 4
£24,678
£6,343
£19,500
£0
£0
-£1,165
-£7,803
Year 5
£25,418
£6,534
£19,500
£0
£0
-£615
-£8,419
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)4 bd
If converted
Gross Rent by the room yield—
What we verified
12 total
6006
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
EPCEnergy efficiency ratingA
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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 mi
Wide · CV 23.6%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£3,900
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£8,419
Acquisition costs
£162K
25% deposit£100,000
Stamp duty£30,000
Refurb£22,701
Legal + survey£2,150
Mortgage + broker£7,000
Cash needed£161,851
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyRightmove
Grosvenor Street is an exclusive collection of six newly built, four bedroom townhouses, combining generous accommodation with a high specification finish and an excellent Hazel Grove location.
Each home follows the same carefully planned layout across three floors, with differences to the external finishes and individual plot features giving each property its own character.
The ground floor opens with a welcoming entrance hallway and separate WC. A spacious lounge provides…