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Year 5 disposal
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14/ 100
Weak
6.37% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- EPC B — MEES compliant
Why to be cautious
- Article 4 in area — Rent by the room conversion blocked
- Monthly profit −£472/mo — significantly negative — real recurring drain
- -4.0% 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
−£472/mo
You top up £472/mo
Price
£416K
No local sold comps to compare
Return · IRR
-4.0%/yr
Loses money over 5 years
Cash to get in
£162K
Deposit + fees + refurb
Return before costs on price 6.37%5-yr return on cash -11%Rent est. £2,209 (£2,006–£2,433)
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: £2,006–£2,433/mo · n=220
Financing
DepositYour cash in — the rest is the mortgage25% · £104,000
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 (£12,374–£23,099 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £312,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£472
after mortgage, operating costs & tax
Rent in£2,209/mo gross
£2,124/mo collected · £85/mo lost to voids
Where it goes
£1,690Mortgage£906Costs
Outgoings exceed rent — you top up £472/mo
Mortgage£1,690
Costs£906
Management£221
Maintenance£67
Insurance£40
CapEx reserve£110
Voids + council tax£12
Service charge + ground rent£352
Ltd co. accounts£104
Tax—
Shortfall−£472
Returns
Return before costs on price6.37%
Cash return on cash-3.50%
Gross margin£1,218
Cash needed£161,864
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.26
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 | £26,508 | £10,873 | £20,280 | £0 | £0 | -£4,645 | -£4,645 |
| Year 2 | £27,303 | £11,199 | £20,280 | £0 | £0 | -£4,176 | -£8,821 |
| Year 3 | £28,122 | £11,535 | £20,280 | £0 | £0 | -£3,693 | -£12,514 |
| Year 4 | £28,966 | £11,881 | £20,280 | £0 | £0 | -£3,195 | -£15,710 |
| Year 5 | £29,835 | £12,238 | £20,280 | £0 | £0 | -£2,683 | -£18,393 |
Disposal gain (gross)-£18,809
CGT£0
Net Disposal proceeds£447,815
What we verified
What we verified
43044 ok · 3 caution · 0 fail · 4 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingB
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand B
MEES 2030 compliance
C required for new tenancies
PASS
EPC band from listing · verify certificate before exchanging
Find EPC certificate →Cladding safety certificateA1
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
Critical
Floor
EWS1 typically required above 18m
Floor 33
Lender impact
33rd floor — building almost certainly > 11 m. Must have EWS1 or PAS 9980 to be mortgageable; verify with vendor.
Most lenders refuse
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 profileStudent let
Tenant profilelikely cohortM15 4QY · 2 bed
Primary profile
Student let
Nearest university
for student-let assessment
Manchester Metropolitan · 0.7 km
Reason
0.7 km from a major UK university — student couples / individuals dominate 2-bed lets here.
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
2-bed · 2-bath · 972 sqft
£28k–£55k
£ per sqft
building cost only
£29–£57
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£6,804–£12,636
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,692–£20,412
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history1d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£406,080 in 2021 → £416,000 asking
+2.4%in 5y
- 2021£406,080—
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 — -£155/mo · £317/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 | 6.37% | -£472 | £161,864 | -11.4% | Low | Feasible |
| Housing-benefit rent | 2.52% | -£1,619 | £161,864 | -57.2% | Med | Feasible |
| ⭐ Council lease | 6.37% | -£155 | £161,864 | -2.3% | Low | Feasible |
| Refurb & refinance | 6.37% | -£472 | £189,264 | -9.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£563 | £473,224 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Central Greater Manchester · cap £873/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Central Greater Manchester
- LHA monthly cap:
- £873
- 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
-£577/mo cash flow vs Rent it out if converted to Rent by the room
6.92% Return before costs on price converted vs 6.37% as-is
As-is Rent it out
Monthly profit-£35
Return before costs on price6.37%
Cash needed£115,898
If converted to Rent by the room
Monthly profit-£612
Return before costs on price6.92%
Cash needed£131,898
Δ vs Rent it out Monthly profit-£577
Show conversion detail
Cannot Rent by the room:Only 2 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Conversion cost estimate
£44,000
Range: £37,400 – £52,800
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
£57,444–£107,978full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 2 × bathroom£12,300–£22,550
- Rewire£3,888–£6,804
- Replumb£2,916–£5,832
- Windows£9,720–£17,496
- Paint + decor£7,776–£14,580
- Flooring£11,664–£22,356
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
Manchester City-wide HMO Article 4
≈0.0% within 100 m vs 10% policy
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- Not ratedCrown Street Primary SchoolPrimary · Free schools · M15 4ZB
- Not ratedOld Trafford Community AcademyPrimary · Academy converter · M15 4FL
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£26,508
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£5,665
Exit costs
Projected sale price (5y · 2%/yr growth)£459,298
Capital gain (pre-CGT)£43,298
Sale costs (~2.5%)£11,482
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-£18,393
Rates as of Oct 2024
Acquisition costs
£161,864cash neededPurchase price£416,000
Deposit (25%)£104,000
Stamp duty+5% additional-property surcharge£31,600
Refurb£16,499
Legal + survey£2,525
Mortgage fees£7,240
Total cash neededdeposit + costs (loan covers the rest)£161,864
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
ALLOCATED PARKING SPACE INCLUDED HIGH FLOOR CORNER UNIT
A modern and spacious CORNER apartment on 33th Floor 2-Bed 2-Bath Apartment in East Tower at the PRESTIGE Deansgate Square development. 972 Sq Ft.
Amenities: The Club - Swimming & Vitality Pool, Sauna & Steam Room, Sports Hall, Gym; Terrace Garden, Resident Workspace
EWS1 A1 Rated. Mortgage Buyers Welcome. Available to both Investors and Owner-Occupants. Currently 6.63% Rental Yield @ £2300 PCM. Projected 6.78% Rent…
Floor plans
Listing metarightmove · NEXIS Property
About this listing
1 days · RightmovePrice history
5-year price trend
Monthly profit
−£472
Cash needed
£162K
Return after costs
-3.50%
IRR
-3.95%
Listed 1d ago
East Tower Deansgate Square, 9 Owen Street, Manchester, M15
flat · 2 bed · 2 bath · 972 sqft
£416,000
est £2,209 · 6.37% gross
EPC B
1 / 29
14/100
Marginal
6.37% — verify the rent + comps locally.
6.37% Return before costs — around the area average for this property type.
Monthly profit −£472/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating B — Min. energy standard 2030 compliant.
Price
£416K
Return before costs
6.37%
est rent £2,209/monot enough comparablesRange £2,006–£2,433/mo (Q1–Q3)
Bedrooms
2
2 bath
Energy rating
B
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: £2,006–£2,433/mo · n=220
Financing
DepositYour cash in — the rest is the mortgage25% · £104,000
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 (£12,374–£23,099 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £312,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£472
after mortgage, operating costs & tax
Rent in£2,209/mo gross
£2,124/mo collected · £85/mo lost to voids
Where it goes
£1,690Mortgage£906Costs
Outgoings exceed rent — you top up £472/mo
Mortgage£1,690
Costs£906
Management£221
Maintenance£67
Insurance£40
CapEx reserve£110
Voids + council tax£12
Service charge + ground rent£352
Ltd co. accounts£104
Tax—
Shortfall−£472
Returns
Return before costs on price6.37%
Cash return on cash-3.50%
Gross margin£1,218
Cash needed£161,864
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.26
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Central Greater Manchester · cap £873/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Central Greater Manchester
- LHA monthly cap:
- £873
- 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 | £26,508 | £10,873 | £20,280 | £0 | £0 | -£4,645 | -£4,645 |
| Year 2 | £27,303 | £11,199 | £20,280 | £0 | £0 | -£4,176 | -£8,821 |
| Year 3 | £28,122 | £11,535 | £20,280 | £0 | £0 | -£3,693 | -£12,514 |
| Year 4 | £28,966 | £11,881 | £20,280 | £0 | £0 | -£3,195 | -£15,710 |
| Year 5 | £29,835 | £12,238 | £20,280 | £0 | £0 | -£2,683 | -£18,393 |
Rent by the room upside
What we verified
5504
Legal & planning▾
Article 4HMO conversion blockedIn area
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeLeasehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCEnergy efficiency ratingB
EWS1External wall safety (cladding)A1
Refurb costBased on beds + baths + sqftEstimate available
Service chargeReduces net yield£3,914.88/yr
Ground rentDoubling clauses kill mortgageability£315/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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£4,056
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£18,393
Acquisition costs
25% deposit£104,000
Stamp duty£31,600
Refurb£16,499
Legal + survey£2,525
Mortgage + broker£7,240
Cash needed£161,864
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
ALLOCATED PARKING SPACE INCLUDED HIGH FLOOR CORNER UNIT
A modern and spacious CORNER apartment on 33th Floor 2-Bed 2-Bath Apartment in East Tower at the PRESTIGE Deansgate Square development. 972 Sq Ft.
Amenities: The Club - Swimming & Vitality Pool, Sauna & Steam Room, Sports Hall, Gym; Terrace Garden, Resident Workspace
EWS1 A1 Rated. Mortgage Buyers Welcome. Available to both Investors and Owner-Occupants. Currently 6.63% Rental Yield @ £2300 PCM. Projected 6.78% Rent…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice