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Year 5 disposal
BMV -29%
⊞ View all 18
0/ 100
Weak
4.10% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Priced below market -29% vs 4 nearby sold (last 12 mo) — instant equity
Why to be cautious
- Monthly profit −£914/mo — heavily negative — needs monthly capital injection
- -6.6% 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
−£914/mo
You top up £914/mo
Price vs market
Below market value
-29% vs 4 sold · interior unseen
Return · IRR
-6.6%/yr
Loses money over 5 years
Cash left in
£44K
Stays in after refinancing at value
Price £500KCash to buy £194KReturn before costs on price 4.10%5-yr return on cash -24%Rent est. £1,709 (£1,507–£1,938)
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: £1,507–£1,938/mo · n=84
Financing
DepositYour cash in — the rest is the mortgage25% · £125,000
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 — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £375,000 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£914
after mortgage, operating costs & tax
Rent in£1,709/mo gross
£1,643/mo collected · £66/mo lost to voids
Where it goes
£2,031Mortgage£526Costs
Outgoings exceed rent — you top up £914/mo
Mortgage£2,031
Costs£526
Management£171
Maintenance£100
Insurance£40
CapEx reserve£85
Voids + council tax£9
Ltd co. accounts£104
Selective licensing£17
Tax—
Shortfall−£914
Returns
Return before costs on price4.10%
Cash return on cash-5.66%
Gross margin£1,117
Cash needed£194,030
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.81
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 | £20,508 | £6,317 | £24,375 | £0 | £0 | -£10,184 | -£10,184 |
| Year 2 | £21,123 | £6,507 | £24,375 | £0 | £0 | -£9,758 | -£19,943 |
| Year 3 | £21,757 | £6,702 | £24,375 | £0 | £0 | -£9,320 | -£29,263 |
| Year 4 | £22,410 | £6,903 | £24,375 | £0 | £0 | -£8,868 | -£38,131 |
| Year 5 | £23,082 | £7,110 | £24,375 | £0 | £0 | -£8,403 | -£46,534 |
Disposal gain (gross)-£22,291
CGT£0
Net Disposal proceeds£538,239
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 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
Unknown
Confidence
low
Source
No LPA data for this prefix
⚠️ 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
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 cohortM21 0UN · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Manchester · 3.6 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 history0d on marketno cuts yet
Strategy matrix
Council lease wins — -£669/mo · £229/mo ahead of Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 4.10% | -£914 | £194,030 | -24.0% | Low | Feasible |
| Housing-benefit rent | 2.27% | -£1,589 | £194,030 | -45.9% | Med | Feasible |
| ⭐ Council lease | 4.10% | -£669 | £194,030 | -18.1% | Low | Feasible |
| Refurb & refinance | 4.10% | -£897 | £226,082 | -20.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£244 | £567,582 | 5% | Med | Feasible |
| Rent by the room | 4.68% | -£1,429 | £194,030 | -38.0% | — | 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:
- 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
-£171/mo cash flow vs Rent it out if converted to Rent by the room
5.76% Return before costs on price converted vs 4.10% as-is
As-is Rent it out
Monthly profit-£769
Return before costs on price4.10%
Cash needed£136,898
If converted to Rent by the room
Monthly profit-£940
Return before costs on price5.76%
Cash needed£152,898
Δ vs Rent it out Monthly profit-£171
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 · 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
£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 miWide · CV 22.1%Med confidence
Loading 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
Tax treatment
Annual gross rent£20,508
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£10,973
Exit costs
Projected sale price (5y · 2%/yr growth)£552,040
Capital gain (pre-CGT)£52,040
Sale costs (~2.5%)£13,801
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-£46,534
Rates as of Oct 2024
Acquisition costs
£194,030cash neededPurchase price£500,000
Deposit (25%)£125,000
Stamp duty+5% additional-property surcharge£40,000
Refurb£17,630
Legal + survey£2,900
Mortgage fees£8,500
Total cash neededdeposit + costs (loan covers the rest)£194,030
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
IN NEED OF FULL MODERNISATION A rare opportunity to purchase this spacious DETACHED bungalow positioned on a large corner plot located on a highly regarded Road off Wilbraham Road, in brief the accommodation comprises reception hallway, large lounge with bay, dining room, 3rd Bedroom/Reception 3, ground floor bathroom, dining kitchen area, utility area/outbuilding, to the first floor are two further bedrooms and separate W.C/Wash room area, detached double garage, two drive…
Floor plans
Listing metarightmove · Emma Hatton
About this listing
RightmovePrice history
5-year price trend
Monthly profit
−£914
Cash needed
£194K
Return after costs
-5.66%
IRR
-6.55%
St. Werburghs Road
detached · 3 bed · 1 bath
£500,000
est £1,709 · 4.10% gross
Priced below market
1 / 18
0/100
Marginal
4.10% — verify the rent + comps locally.
Priced below market -29% vs 4 nearby sold (last 12 mo)
Price
£500K
29% below sold comps
Return before costs
4.10%
est rent £1,709/monot enough comparablesRange £1,507–£1,938/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: £1,507–£1,938/mo · n=84
Financing
DepositYour cash in — the rest is the mortgage25% · £125,000
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 — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £375,000 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£914
after mortgage, operating costs & tax
Rent in£1,709/mo gross
£1,643/mo collected · £66/mo lost to voids
Where it goes
£2,031Mortgage£526Costs
Outgoings exceed rent — you top up £914/mo
Mortgage£2,031
Costs£526
Management£171
Maintenance£100
Insurance£40
CapEx reserve£85
Voids + council tax£9
Ltd co. accounts£104
Selective licensing£17
Tax—
Shortfall−£914
Returns
Return before costs on price4.10%
Cash return on cash-5.66%
Gross margin£1,117
Cash needed£194,030
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.81
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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:
- 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 | £20,508 | £6,317 | £24,375 | £0 | £0 | -£10,184 | -£10,184 |
| Year 2 | £21,123 | £6,507 | £24,375 | £0 | £0 | -£9,758 | -£19,943 |
| Year 3 | £21,757 | £6,702 | £24,375 | £0 | £0 | -£9,320 | -£29,263 |
| Year 4 | £22,410 | £6,903 | £24,375 | £0 | £0 | -£8,868 | -£38,131 |
| Year 5 | £23,082 | £7,110 | £24,375 | £0 | £0 | -£8,403 | -£46,534 |
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 miWide · CV 22.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£4,875
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£46,534
Acquisition costs
25% deposit£125,000
Stamp duty£40,000
Refurb£17,630
Legal + survey£2,900
Mortgage + broker£8,500
Cash needed£194,030
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
IN NEED OF FULL MODERNISATION A rare opportunity to purchase this spacious DETACHED bungalow positioned on a large corner plot located on a highly regarded Road off Wilbraham Road, in brief the accommodation comprises reception hallway, large lounge with bay, dining room, 3rd Bedroom/Reception 3, ground floor bathroom, dining kitchen area, utility area/outbuilding, to the first floor are two further bedrooms and separate W.C/Wash room area, detached double garage, two drive…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice