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Year 5 disposal
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34/ 100
Weak
7.39% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.39% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (992 yrs) — no short-lease drag
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£189/mo — mildly negative — equity build may cover
- -3.1% 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
−£189/mo
You top up £189/mo
Price vs market
Above comparable sales
+19% vs 12 sold
Return · IRR
-3.1%/yr
Loses money over 5 years
Cash to get in
£70K
Deposit + fees + refurb
Price £185KReturn before costs on price 7.39%5-yr return on cash -9%Rent est. £1,140 (£1,106–£1,175)
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: £1,106–£1,175/mo · n=79
Financing
DepositYour cash in — the rest is the mortgage25% · £46,250
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 (£5,615–£10,482 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £138,750 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£189
after mortgage, operating costs & tax
Rent in£1,140/mo gross
£1,096/mo collected · £44/mo lost to voids
Where it goes
£752Mortgage£534Costs
Outgoings exceed rent — you top up £189/mo
Mortgage£752
Costs£534
Management£114
Maintenance£67
Insurance£20
CapEx reserve£57
Voids + council tax£5
Service charge + ground rent£167
Ltd co. accounts£104
Tax—
Shortfall−£189
Returns
Return before costs on price7.39%
Cash return on cash-3.25%
Gross margin£562
Cash needed£69,962
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.46
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 | £13,680 | £6,409 | £9,019 | £0 | £0 | -£1,747 | -£1,747 |
| Year 2 | £14,090 | £6,601 | £9,019 | £0 | £0 | -£1,529 | -£3,276 |
| Year 3 | £14,513 | £6,799 | £9,019 | £0 | £0 | -£1,304 | -£4,581 |
| Year 4 | £14,949 | £7,003 | £9,019 | £0 | £0 | -£1,073 | -£5,654 |
| Year 5 | £15,397 | £7,213 | £9,019 | £0 | £0 | -£835 | -£6,488 |
Disposal gain (gross)-£5,788
CGT£0
Net Disposal proceeds£199,149
What we verified
What we verified
41154 ok · 1 caution · 1 fail · 5 unknown
Legal & planning
Leasehold992 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
992 yr
Extracted from listing description · verify with solicitor
Tenure & planning992 yr
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 certificateB1
EWS1& cladding statusDirect mention
OKInfoVerifyCritical
Severity
EWS1 mentioned in listing
OK
Lender impact
EWS1 form mentioned in listing — confirm the rating (A1/A2 = ok, B1/B2 = remediation required).
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 cohortM5 4YL · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Manchester Metropolitan · 1.8 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
1-bed · 1-bath · 630 sqft
£19k–£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£4,410–£8,190
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,930–£13,230
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 history1d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£270,000 in 2024 → £185,000 asking
-31.5%in 2y
- 2024£270,000+2.3% in 3y
- 2021£264,000—
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 — -£27/mo · £163/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 | 7.39% | -£189 | £69,962 | -9.3% | Low | Feasible |
| Housing-benefit rent | 5.01% | -£537 | £69,962 | -39.5% | Med | Feasible |
| ⭐ Council lease | 7.39% | -£27 | £69,962 | 1.2% | Low | Feasible |
| Refurb & refinance | 7.39% | -£189 | £82,207 | -7.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£358 | £207,932 | 6% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Central Greater Manchester · cap £773/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Central Greater Manchester
- LHA monthly cap:
- £773
- Scheme type:
- other
- 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
+£235/mo cash flow vs Rent it out if converted to Rent by the room
15.57% Return before costs on price converted vs 7.39% as-is
As-is Rent it out
Monthly profit-£0
Return before costs on price7.39%
Cash needed£58,148
If converted to Rent by the room
Monthly profit+£235
Return before costs on price15.57%
Cash needed£74,148
Δ vs Rent it out Monthly profit+£235
Show conversion detail
Cannot Rent by the room:Only 1 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Planning approval likelihood
Likely approvable · 72% likely
high confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 73% (291 decisions)
≈0.0% within 100 m vs 10% policy
Comparables
sold within 0.5 miWide · CV 40.1%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Salford HMO Article 4 — 2018 HMO Article 4 Direction (official council polygon)
≈0.0% within 100 m vs 10% policy
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- GoodLark Hill Community Primary SchoolPrimary · Community school · M5 4BJ
- GoodSt Paul's CofE Primary SchoolPrimary · Academy sponsor led · M5 4AL
- Not ratedUniversity of SalfordNot applicable · Higher education institutions · M5 4WT
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£13,680
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,273
Exit costs
Projected sale price (5y · 2%/yr growth)£204,255
Capital gain (pre-CGT)£19,255
Sale costs (~2.5%)£5,106
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-£6,488
Rates as of Oct 2024
Acquisition costs
£69,962cash neededPurchase price£185,000
Deposit (25%)£46,250
Stamp duty+5% additional-property surcharge£10,450
Refurb£7,487
Legal + survey£2,000
Mortgage fees£3,775
Total cash neededdeposit + costs (loan covers the rest)£69,962
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
*ONE BEDROOM APARTMENT LOCATED IN MIDDLEWOOD LOCKS*
A well-presented one-bedroom apartment situated within the popular and modern Middlewood Locks development.
The apartment offers bright and contemporary accommodation, centred around a spacious open-plan living, dining and kitchen area, creating an ideal space for both relaxing and entertaining. The modern fitted kitchen features stylish units, integrated appliances and plenty of practical storage and worktop space. The be…
Floor plans
Nearby active comparables20 rentals
Comparable rentals
M5 · same beds + typeMedian nearby: £1,219/mo · 20 of 20 already let+£79 vs our est
- Middlewood Locks, SalfordLet1b£1,100/moMay 2026
- Oxbow, Stephenson HouseLet1b£1,219/moMay 2026
- Oxbow, Stephenson HouseLet1b£1,219/moMay 2026
- Oxbow, Stephenson HouseLet1b£1,219/moMay 2026
- Oxbow, Stephenson HouseLet1b£1,194/moMay 2026
- Woden Street, Salford, M5Let1b£1,225/moMay 2026
- Flat 1909, Islington Way, Manchester,…Let1b£1,300/moMay 2026
- Trafford Road, Salford, M5Let1b£1,050/moMay 2026
- ManchesterLet1b£1,350/moMay 2026
- Oxbow, Stephenson HouseLet1b£1,194/moMay 2026
- Oxbow, Stephenson HouseLet1b£1,219/moMay 2026
- Oxbow, Stephenson HouseLet1b£1,219/moMay 2026
- Oxbow, Stephenson HouseLet1b£1,219/moMay 2026
- Silkbank Wharf, 21 Derwent Street, Ma…Let1b£265/moMay 2026
- Tootal Road, SalfordLet1b£845/moMay 2026
- Bridgewater Wharf, Grant Court, Ordsa…Let1b£1,050/moMay 2026
- Flat 1104, Islington Way, Manchester,…Let1b£1,275/moMay 2026
- Flat 1809, Islington Way, Manchester,…Let1b£1,290/moMay 2026
- Flat 515, Islington Way, Manchester,…Let1b£1,260/moMay 2026
- Berkeley Square, 321 Ordsall Lane, Sa…Let1b£1,150/moMay 2026
Other deals nearby
M5 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Bentley Hurst
About this listing
1 days · RightmovePrice history
5-year price trend
Monthly profit
−£189
Cash needed
£70K
Return after costs
-3.25%
IRR
-3.12%
Listed 1d ago
D105, 11 Lockside Lane, Manchester, M5
flat · 1 bed · 1 bath
£185,000
est £1,140 · 7.39% gross
Leasehold 992yr
1 / 10
34/100
Marginal
7.39% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.39% Return before costs — above-market
Price
£185K
19% above sold comps
Return before costs
7.39%
est rent £1,140/monot enough comparablesRange £1,106–£1,175/mo (Q1–Q3)
Bedrooms
1
1 bath
Energy rating
—
Energy rating
Deal flags1 issue
EWS1 B1
Combustible cladding — unmortgageable until remediated
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: £1,106–£1,175/mo · n=79
Financing
DepositYour cash in — the rest is the mortgage25% · £46,250
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 (£5,615–£10,482 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £138,750 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£189
after mortgage, operating costs & tax
Rent in£1,140/mo gross
£1,096/mo collected · £44/mo lost to voids
Where it goes
£752Mortgage£534Costs
Outgoings exceed rent — you top up £189/mo
Mortgage£752
Costs£534
Management£114
Maintenance£67
Insurance£20
CapEx reserve£57
Voids + council tax£5
Service charge + ground rent£167
Ltd co. accounts£104
Tax—
Shortfall−£189
Returns
Return before costs on price7.39%
Cash return on cash-3.25%
Gross margin£562
Cash needed£69,962
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.46
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Central Greater Manchester · cap £773/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Central Greater Manchester
- LHA monthly cap:
- £773
- Scheme type:
- other
- 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 | £13,680 | £6,409 | £9,019 | £0 | £0 | -£1,747 | -£1,747 |
| Year 2 | £14,090 | £6,601 | £9,019 | £0 | £0 | -£1,529 | -£3,276 |
| Year 3 | £14,513 | £6,799 | £9,019 | £0 | £0 | -£1,304 | -£4,581 |
| Year 4 | £14,949 | £7,003 | £9,019 | £0 | £0 | -£1,073 | -£5,654 |
| Year 5 | £15,397 | £7,213 | £9,019 | £0 | £0 | -£835 | -£6,488 |
Rent by the room upside
What we verified
4216
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining992 yr
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCPostcode estimate — check the registerNot stated on the listing
EWS1External wall safety (cladding)B1
Refurb costBased on beds + baths + sqftEstimate available
Ground rentDoubling clauses kill mortgageability£200/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 miWide · CV 40.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,804
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£6,488
Acquisition costs
25% deposit£46,250
Stamp duty£10,450
Refurb£7,487
Legal + survey£2,000
Mortgage + broker£3,775
Cash needed£69,962
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
*ONE BEDROOM APARTMENT LOCATED IN MIDDLEWOOD LOCKS*
A well-presented one-bedroom apartment situated within the popular and modern Middlewood Locks development.
The apartment offers bright and contemporary accommodation, centred around a spacious open-plan living, dining and kitchen area, creating an ideal space for both relaxing and entertaining. The modern fitted kitchen features stylish units, integrated appliances and plenty of practical storage and worktop space. The be…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice