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Year 5 disposal
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17/ 100
Weak
6.73% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£426/mo — significantly negative — real recurring drain
- -5.4% 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.
- 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
−£426/mo
You top up £426/mo
Price
£250K
No local sold comps to compare
Return · IRR
-5.4%/yr
Loses money over 5 years
Cash to get in
£96K
Deposit + fees + refurb
Return before costs on price 6.73%5-yr return on cash -21%Rent est. £1,402 (£1,206–£1,630)
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: £1,206–£1,630/mo · n=82
Financing
DepositYour cash in — the rest is the mortgage25% · £62,500
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 (£8,647–£16,141 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £187,500 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
-£426
after mortgage, operating costs & tax
Rent in£1,402/mo gross
£1,348/mo collected · £54/mo lost to voids
Where it goes
£1,016Mortgage£759Costs
Outgoings exceed rent — you top up £426/mo
Mortgage£1,016
Costs£759
Management£140
Maintenance£67
Insurance£28
CapEx reserve£70
Voids + council tax£6
Service charge + ground rent£343
Ltd co. accounts£104
Tax—
Shortfall−£426
Returns
Return before costs on price6.73%
Cash return on cash-5.31%
Gross margin£589
Cash needed£96,304
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.33
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 | £16,824 | £9,105 | £12,188 | £0 | £0 | -£4,468 | -£4,468 |
| Year 2 | £17,329 | £9,378 | £12,188 | £0 | £0 | -£4,237 | -£8,705 |
| Year 3 | £17,849 | £9,659 | £12,188 | £0 | £0 | -£3,998 | -£12,703 |
| Year 4 | £18,384 | £9,949 | £12,188 | £0 | £0 | -£3,752 | -£16,455 |
| Year 5 | £18,936 | £10,247 | £12,188 | £0 | £0 | -£3,499 | -£19,954 |
Disposal gain (gross)-£9,934
CGT£0
Net Disposal proceeds£269,120
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
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
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
OK
Floor
EWS1 typically required above 18m
Floor 0
Lender impact
Ground floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
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 profileMixed demand
Tenant profilelikely cohortM20 2TX · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Manchester · 5.3 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 · 629 sqft
£18k–£37k
£ per sqft
building cost only
£29–£58
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,403–£8,177
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,919–£13,209
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history1d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£175,000 in 2022 → £250,000 asking
+42.9%in 4y
- 2022£175,000—
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 — -£226/mo · £200/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 | 6.73% | -£426 | £96,304 | -20.7% | Low | Feasible |
| Housing-benefit rent | 4.19% | -£913 | £96,304 | -52.0% | Med | Feasible |
| ⭐ Council lease | 6.73% | -£226 | £96,304 | -11.0% | Low | Feasible |
| Refurb & refinance | 6.73% | -£426 | £113,416 | -17.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£542 | £283,666 | 5% | 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
+£71/mo cash flow vs Rent it out if converted to Rent by the room
11.52% Return before costs on price converted vs 6.73% as-is
As-is Rent it out
Monthly profit-£42
Return before costs on price6.73%
Cash needed£74,398
If converted to Rent by the room
Monthly profit+£29
Return before costs on price11.52%
Cash needed£90,398
Δ vs Rent it out Monthly profit+£71
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 · 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
£38,603–£73,036full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 1 × bathroom£6,150–£11,275
- Rewire£2,516–£4,403
- Replumb£1,887–£3,774
- Windows£6,290–£11,322
- Paint + decor£5,032–£9,435
- Flooring£7,548–£14,467
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
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodThe Birches SchoolNot applicable · Community special school · M20 2XZ
- Not ratedLancasterian SchoolNot applicable · Community special school · M20 2XA
- Not ratedManchester Islamic Grammar School for GirlsNot applicable · Other independent school · M20 2PQ
- Not ratedManchester Muslim Preparatory SchoolNot applicable · Other independent school · M20 2PQ
- Not ratedMoor Allerton Preparatory SchoolNot applicable · Other independent school · M20 2PW
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£16,824
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£5,115
Exit costs
Projected sale price (5y · 2%/yr growth)£276,020
Capital gain (pre-CGT)£26,020
Sale costs (~2.5%)£6,901
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-£19,954
Rates as of Oct 2024
Acquisition costs
£96,304cash neededPurchase price£250,000
Deposit (25%)£62,500
Stamp duty+5% additional-property surcharge£15,000
Refurb£11,529
Legal + survey£2,525
Mortgage fees£4,750
Total cash neededdeposit + costs (loan covers the rest)£96,304
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A well presented and generously proportioned two double bedroom ground floor apartment, situated within a purpose-built development on a private road in one of Didsbury's most sought-after locations. Ideally positioned just a short walk from Didsbury Village, the property enjoys easy access to an excellent range of bars, restaurants, independent shops and the Metrolink, providing convenient transport links into Manchester City Centre.
The well-planned accommodation briefly c…
Floor plans
Listing metarightmove · Julian Wadden
About this listing
1 days · RightmovePrice history
5-year price trend
Monthly profit
−£426
Cash needed
£96K
Return after costs
-5.31%
IRR
-5.36%
Listed 1d ago
Holme Road, Didsbury, Manchester, M20
flat · 2 bed · 1 bath · 629 sqft
£250,000
est £1,402 · 6.73% gross
1 / 13
17/100
Marginal
6.73% — verify the rent + comps locally.
6.73% Return before costs — around the area average for this property type.
Monthly profit −£426/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£250K
Return before costs
6.73%
est rent £1,402/monot enough comparablesRange £1,206–£1,630/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: £1,206–£1,630/mo · n=82
Financing
DepositYour cash in — the rest is the mortgage25% · £62,500
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 (£8,647–£16,141 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £187,500 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
-£426
after mortgage, operating costs & tax
Rent in£1,402/mo gross
£1,348/mo collected · £54/mo lost to voids
Where it goes
£1,016Mortgage£759Costs
Outgoings exceed rent — you top up £426/mo
Mortgage£1,016
Costs£759
Management£140
Maintenance£67
Insurance£28
CapEx reserve£70
Voids + council tax£6
Service charge + ground rent£343
Ltd co. accounts£104
Tax—
Shortfall−£426
Returns
Return before costs on price6.73%
Cash return on cash-5.31%
Gross margin£589
Cash needed£96,304
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.33
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 | £16,824 | £9,105 | £12,188 | £0 | £0 | -£4,468 | -£4,468 |
| Year 2 | £17,329 | £9,378 | £12,188 | £0 | £0 | -£4,237 | -£8,705 |
| Year 3 | £17,849 | £9,659 | £12,188 | £0 | £0 | -£3,998 | -£12,703 |
| Year 4 | £18,384 | £9,949 | £12,188 | £0 | £0 | -£3,752 | -£16,455 |
| Year 5 | £18,936 | £10,247 | £12,188 | £0 | £0 | -£3,499 | -£19,954 |
Rent by the room upside
What we verified
2407
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▾
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
Service chargeReduces net yield£3,820.75/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£2,438
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£19,954
Acquisition costs
25% deposit£62,500
Stamp duty£15,000
Refurb£11,529
Legal + survey£2,525
Mortgage + broker£4,750
Cash needed£96,304
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
A well presented and generously proportioned two double bedroom ground floor apartment, situated within a purpose-built development on a private road in one of Didsbury's most sought-after locations. Ideally positioned just a short walk from Didsbury Village, the property enjoys easy access to an excellent range of bars, restaurants, independent shops and the Metrolink, providing convenient transport links into Manchester City Centre.
The well-planned accommodation briefly c…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice