Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
Article 4 in area — Rent by the room conversion blocked
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
+£64/mo
Barely breaks even each month
Price
£225K
Around comparable sold prices
Return · IRR
1.2%/yr
Modest annualised return
Cash to get in
£93K
Deposit + fees + refurb
Return before costson price7.86%5-yr return on cash 10%Rent est. £1,473 (£1,363–£1,592)
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: £1,363–£1,592/mo · n=66
Financing
DepositYour cash in — the rest is the mortgage25% · £56,250
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 (£13,223–£24,682 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £168,750 loan + £1,000 booking fee
Running costs
Management10%
0%20%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £200K–£400K
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
£17,676
£5,081
£10,969
£0
£309
£1,317
£1,317
Year 2
£18,206
£5,234
£10,969
£0
£381
£1,623
£2,940
Year 3
£18,752
£5,391
£10,969
£0
£455
£1,938
£4,877
Year 4
£19,315
£5,553
£10,969
£0
£531
£2,263
£7,140
Year 5
£19,894
£5,719
£10,969
£0
£609
£2,598
£9,738
Year 5 disposal
Disposal gain (gross)-£15,372
CGT£0
Net Disposal proceeds£242,208
What we verified
What we verified
12 total · click to expand
51065 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreeholdTenure & planningFreehold
Legal & planning
2 checks
TenureUnknown
Lease lengthUnknown
Council planning restrictionIn area
Council planning restrictionRent by the room conversion gatePlanning data
Conversion approvability
Per-property planning assessment
Likely approvable62% likely
Confidence: low
•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)
•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 100 m vs 10% policy
Rent by the room restriction
C3 to C4 conversion
In area
Confidence
high
Source
Seeded postcode-prefix lookup
Planning permission required for C3→C4 conversion in this area.
⚠️ Selective Licensing in scope
Selective: south Manchester (Moss Side, Rusholme + others)
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
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)£93,205
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Delisa Miller are delighted to offer for sale this three-bedroom mid-terrace home, in need of cosmetic attention, it is ideally situated close to excellent transport links and local amenities.The accommodation, thoughtfully laid out and full of potential, briefly comprises: an inviting entrance hallway, a spacious bay-fronted lounge, a separate dining room, and a fitted kitchen. To the first floor, a shaped landing leads to three well-proportioned bedrooms and a modern three-…
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.86% Return before costs — above-market
Council planning restriction in area — Rent by the room conversion blocked
Price
£225K
2% above sold comps
Return before costs
7.86%
est rent £1,473/monot enough comparablesRange £1,363–£1,592/mo (Q1–Q3)
Bedrooms
3
1 bath
Energy rating
—
Energy rating
Deal flags1 issue
Article 4
HMO conversion blocked without planning permission
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: £1,363–£1,592/mo · n=66
Financing
DepositYour cash in — the rest is the mortgage25% · £56,250
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 (£13,223–£24,682 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £168,750 loan + £1,000 booking fee
Running costs
Management10%
0%20%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £200K–£400K
Housing-benefit (LHA) scheme detailBRMA Central Greater Manchester · cap £947/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Central Greater Manchester
LHA monthly cap:
£947
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
£17,676
£5,081
£10,969
£0
£309
£1,317
£1,317
Year 2
£18,206
£5,234
£10,969
£0
£381
£1,623
£2,940
Year 3
£18,752
£5,391
£10,969
£0
£455
£1,938
£4,877
Year 4
£19,315
£5,553
£10,969
£0
£531
£2,263
£7,140
Year 5
£19,894
£5,719
£10,969
£0
£609
£2,598
£9,738
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)3 bd
If converted
Gross Rent by the room yield—
What we verified
12 total
5106
Legal & planning4▾
Article 4HMO conversion blockedIn area
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 mi
Wide · CV 22.2%Med confidence
Loading nearby sold…
Location & transport
Score 90/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,194
Annual rental tax£180
CGT yr 5£0 · company level
5y net total£9,738
Acquisition costs
£93K
25% deposit£56,250
Stamp duty£13,250
Refurb£17,630
Legal + survey£1,700
Mortgage + broker£4,375
Cash needed£93,205
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyRightmove
Delisa Miller are delighted to offer for sale this three-bedroom mid-terrace home, in need of cosmetic attention, it is ideally situated close to excellent transport links and local amenities.The accommodation, thoughtfully laid out and full of potential, briefly comprises: an inviting entrance hallway, a spacious bay-fronted lounge, a separate dining room, and a fitted kitchen. To the first floor, a shaped landing leads to three well-proportioned bedrooms and a modern three-…