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Year 5 disposal
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75/ 100
Solid
7.48% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.48% 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).
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£8/mo
Barely breaks even each month
Price
£190K
No local sold comps to compare
Return · IRR
0.5%/yr
Modest annualised return
Cash to get in
£81K
Deposit + fees + refurb
Return before costs on price 7.48%5-yr return on cash 6%Rent est. £1,185 (£1,128–£1,245)
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: £1,128–£1,245/mo · n=34
Financing
DepositYour cash in — the rest is the mortgage25% · £47,500
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 (£13,223–£24,682 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £142,500 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 sub-£200K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£8
after mortgage, operating costs & tax
Rent in£1,185/mo gross
£1,139/mo collected · £46/mo lost to voids
Where it goes
£772Mortgage£358Costs
£8/mo left as profit · 1% of rent kept
Mortgage£772
Costs£358
Management£119
Maintenance£50
Insurance£20
CapEx reserve£59
Voids + council tax£6
Ltd co. accounts£104
Tax£2
Profit+£8
Returns
Return before costs on price7.48%
Cash return on cash0.11%
Gross margin£781
Cash needed£81,480
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.48
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 | £14,220 | £4,296 | £9,263 | £0 | £126 | £536 | £536 |
| Year 2 | £14,647 | £4,424 | £9,263 | £0 | £182 | £778 | £1,314 |
| Year 3 | £15,086 | £4,557 | £9,263 | £0 | £241 | £1,025 | £2,339 |
| Year 4 | £15,539 | £4,694 | £9,263 | £0 | £301 | £1,281 | £3,620 |
| Year 5 | £16,005 | £4,835 | £9,263 | £0 | £362 | £1,546 | £5,166 |
Disposal gain (gross)-£15,599
CGT£0
Net Disposal proceeds£204,531
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Conversion approvability
Per-property planning assessment
Likely approvable86% likely
Confidence: low
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 50m (below threshold)
- local council HMO approval rate 87% (70 decisions)
- this council refuses HMOs that would sandwich a family home between two HMOs — check both adjoining properties
- NO HMO concentration data for this council: neither a licensed register nor granted change-of-use decisions nearby. This is ABSENCE OF DATA, not absence of HMOs — verify with the council before relying on it
Rent by the room concentration nearby
≈0.0% within 50 m vs 10% policy
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
Rates as of May 2026
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 profileFamily let
Tenant profilelikely cohortM35 0BQ · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Manchester · 6.7 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
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
3-bed · 1-bath · 990 sqft
£25k–£49k
£ per sqft
building cost only
£25–£49
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,930–£12,870
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,890–£20,790
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Check council
The council's HMO page lists the current mandatory fee plus any additional / selective scheme that catches smaller HMOs.
Mandatory licensing applies to 5+ sharer HMOs (Housing Act 2004)
Find council HMO page →Price & sale history1d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£94,000 in 2016 → £190,000 asking
+102.1%in 10y
- 2016£94,000+5.6% in 9y
- 2007£89,000—
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 — +£146/mo · £138/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 | 7.48% | +£8 | £81,480 | 6.3% | Low | Feasible |
| Housing-benefit rent | 5.98% | -£245 | £81,480 | -9.9% | Med | Feasible |
| ⭐ Council lease | 7.48% | +£146 | £81,480 | 14.2% | Low | Feasible |
| Refurb & refinance | 7.48% | +£8 | £98,032 | 5.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£174 | £227,182 | 1% | Med | Feasible |
| Rent by the room | 12.32% | -£15 | £81,480 | 11.5% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Central Greater Manchester · cap £947/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Central Greater Manchester
- LHA monthly cap:
- £947
- Scheme type:
- nominee
- 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
+£206/mo cash flow vs Rent it out if converted to Rent by the room
15.16% Return before costs on price converted vs 7.48% as-is
As-is Rent it out
Monthly profit+£13
Return before costs on price7.48%
Cash needed£59,398
If converted to Rent by the room
Monthly profit+£219
Return before costs on price15.16%
Cash needed£75,398
Δ vs Rent it out Monthly profit+£206
Show conversion detail
Conversion cost estimate
£52,800
Range: £46,200 – £61,600
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 86% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 50m (below threshold)
- local council HMO approval rate 87% (70 decisions)
≈0.0% within 50 m vs 10% policy
£56,030–£105,535full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 1 × bathroom£6,150–£11,275
- Rewire£4,400–£7,700
- Replumb£3,300–£6,600
- Windows£11,000–£19,800
- Paint + decor£8,800–£16,500
- Flooring£13,200–£25,300
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
Oldham City-wide HMO Article 4
≈0.0% within 50 m vs 10% policy
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodSpring Brook AcademyNot applicable · Academy special converter · M35 0DQ
- GoodSouth Failsworth Community Primary SchoolPrimary · Community school · M35 0NY
- Not ratedGreater Manchester Independent SchoolNot applicable · Other independent school · M35 0UF
- Not ratedMather Street Primary SchoolPrimary · Community school · M35 0DT
- Not ratedPropps Hall Junior Infant and Nursery SchoolPrimary · Community school · M35 0ND
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£14,220
Section 24 credit£0
Annual tax due£126
Post-tax Monthly profit annual-£11
Exit costs
Projected sale price (5y · 2%/yr growth)£209,775
Capital gain (pre-CGT)£19,775
Sale costs (~2.5%)£5,244
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£5,166
Rates as of Oct 2024
Acquisition costs
£81,480cash neededPurchase price£190,000
Deposit (25%)£47,500
Stamp duty+5% additional-property surcharge£10,800
Refurb£17,630
Legal + survey£1,700
Mortgage fees£3,850
Total cash neededdeposit + costs (loan covers the rest)£81,480
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
The Property This delightful three-bedroom terraced home offers a perfect blend of space, style, and practicality, making it an ideal choice for families, first-time buyers, or investors. Situated in a convenient location in Manchester, the property boasts modern interiors, a functional layout, and a private outdoor garden.
On the ground floor, the home welcomes you with a spacious hallway, leading to a large open-plan lounge and dining room. This versatile space is perfect…
Floor plans
Listing metarightmove · Purplebricks
About this listing
1 days · RightmovePrice history
5-year price trend
Monthly profit
+£8
Cash needed
£81K
Return after costs
0.11%
IRR
0.46%
Listed 1d ago
Old Road, Manchester, M35
terraced · 3 bed · 1 bath
£190,000
est £1,185 · 7.48% gross
1 / 13
75/100
Solid
7.48% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.48% Return before costs — above-market
Price
£190K
Return before costs
7.48%
est rent £1,185/monot enough comparablesRange £1,128–£1,245/mo (Q1–Q3)
Bedrooms
3
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: £1,128–£1,245/mo · n=34
Financing
DepositYour cash in — the rest is the mortgage25% · £47,500
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 (£13,223–£24,682 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £142,500 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 sub-£200K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£8
after mortgage, operating costs & tax
Rent in£1,185/mo gross
£1,139/mo collected · £46/mo lost to voids
Where it goes
£772Mortgage£358Costs
£8/mo left as profit · 1% of rent kept
Mortgage£772
Costs£358
Management£119
Maintenance£50
Insurance£20
CapEx reserve£59
Voids + council tax£6
Ltd co. accounts£104
Tax£2
Profit+£8
Returns
Return before costs on price7.48%
Cash return on cash0.11%
Gross margin£781
Cash needed£81,480
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.48
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Central Greater Manchester · cap £947/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Central Greater Manchester
- LHA monthly cap:
- £947
- Scheme type:
- nominee
- 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 | £14,220 | £4,296 | £9,263 | £0 | £126 | £536 | £536 |
| Year 2 | £14,647 | £4,424 | £9,263 | £0 | £182 | £778 | £1,314 |
| Year 3 | £15,086 | £4,557 | £9,263 | £0 | £241 | £1,025 | £2,339 |
| Year 4 | £15,539 | £4,694 | £9,263 | £0 | £301 | £1,281 | £3,620 |
| Year 5 | £16,005 | £4,835 | £9,263 | £0 | £362 | £1,546 | £5,166 |
Rent by the room upside
What we verified
5007
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,853
Annual rental tax£22
CGT yr 5£0 · company level
5y net total£5,166
Acquisition costs
25% deposit£47,500
Stamp duty£10,800
Refurb£17,630
Legal + survey£1,700
Mortgage + broker£3,850
Cash needed£81,480
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
The Property This delightful three-bedroom terraced home offers a perfect blend of space, style, and practicality, making it an ideal choice for families, first-time buyers, or investors. Situated in a convenient location in Manchester, the property boasts modern interiors, a functional layout, and a private outdoor garden.
On the ground floor, the home welcomes you with a spacious hallway, leading to a large open-plan lounge and dining room. This versatile space is perfect…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice