Monthly profit −£440/mo — significantly negative — real recurring drain
-4.2% 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
−£440/mo
You top up £440/mo
Price
£340K
No local sold comps to compare
Return · IRR
-4.2%/yr
Loses money over 5 years
Cash to get in
£135K
Deposit + fees + refurb
Return before costson price6.44%5-yr return on cash -14%Rent est. £1,825 (£1,724–£1,932)
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: £1,724–£1,932/mo · n=50
Financing
DepositYour cash in — the rest is the mortgage25% · £85,000
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 (£13,277–£24,783 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £255,000 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
£21,900
£9,767
£16,575
£0
£0
-£4,441
-£4,441
Year 2
£22,557
£10,059
£16,575
£0
£0
-£4,077
-£8,519
Year 3
£23,234
£10,361
£16,575
£0
£0
-£3,703
-£12,222
Year 4
£23,931
£10,672
£16,575
£0
£0
-£3,316
-£15,538
Year 5
£24,649
£10,992
£16,575
£0
£0
-£2,919
-£18,457
Year 5 disposal
Disposal gain (gross)-£18,224
CGT£0
Net Disposal proceeds£366,003
What we verified
What we verified
12 total · click to expand
42064 ok · 2 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdLeaseholdTenure & planningLeasehold
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 approvable73% 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 74% (27 decisions)
•NOTE: council HMO concentration policy not curated — the modal English policy (10% within 100m) is shown as an indication, not this council's adopted threshold
•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
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
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 ratingB
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
Address-matched (ground truth)
Band B
MEES 2030 compliance
C required for new tenancies
PASS
EPC band from listing · verify certificate before exchanging
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)£135,327
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
This beautifully presented three-bedroom flat is located on the sixth floor of a modern development, offering both comfort and convenience for contemporary city living. The apartment is fully furnished to a high standard, featuring a spacious open-plan living and dining area that is flooded with natural light from floor-to-ceiling windows. The well-appointed kitchen comes complete with integrated appliances, ample storage, and sleek worktops, making it ideal for both everyday…
6.44% Return before costs — around the area average for this property type.
Monthly profit −£440/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating B — Min. energy standard 2030 compliant.
Price
£340K
Return before costs
6.44%
est rent £1,825/monot enough comparablesRange £1,724–£1,932/mo (Q1–Q3)
Bedrooms
3
2 bath
Energy rating
B
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: £1,724–£1,932/mo · n=50
Financing
DepositYour cash in — the rest is the mortgage25% · £85,000
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 (£13,277–£24,783 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £255,000 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:
leasing
Premium:
+800% premium over LHA cap
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
£21,900
£9,767
£16,575
£0
£0
-£4,441
-£4,441
Year 2
£22,557
£10,059
£16,575
£0
£0
-£4,077
-£8,519
Year 3
£23,234
£10,361
£16,575
£0
£0
-£3,703
-£12,222
Year 4
£23,931
£10,672
£16,575
£0
£0
-£3,316
-£15,538
Year 5
£24,649
£10,992
£16,575
£0
£0
-£2,919
-£18,457
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
13 total
5206
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeLeasehold
HeritageListed building / conservation areaNot stated on the listing
Building condition4▾
EPCEnergy efficiency ratingB
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Service chargeReduces net yield£3,690.08/yr
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
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£3,315
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£18,457
Acquisition costs
£135K
25% deposit£85,000
Stamp duty£24,000
Refurb£17,702
Legal + survey£2,525
Mortgage + broker£6,100
Cash needed£135,327
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyRightmove
This beautifully presented three-bedroom flat is located on the sixth floor of a modern development, offering both comfort and convenience for contemporary city living. The apartment is fully furnished to a high standard, featuring a spacious open-plan living and dining area that is flooded with natural light from floor-to-ceiling windows. The well-appointed kitchen comes complete with integrated appliances, ample storage, and sleek worktops, making it ideal for both everyday…