-5.3% 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
−£582/mo
You top up £582/mo
Price
£380K
No local sold comps to compare
Return · IRR
-5.3%/yr
Loses money over 5 years
Cash to get in
£146K
Deposit + fees + refurb
Return before costson price5.23%5-yr return on cash -19%Rent est. £1,655 (£1,553–£1,764)
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: £1,553–£1,764/mo · n=170
Financing
DepositYour cash in — the rest is the mortgage25% · £95,000
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 (£10,364–£19,347 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £285,000 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
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)£146,044
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Set against the lush backdrop of Angel Meadow Park, this exceptional two-bedroom apartment offers a rare blend of peaceful green surroundings and dynamic city-centre living. Situated within one of MeadowSide’s most sought-after residences, the property has been finished to an outstanding specification, combining contemporary design with everyday comfort.
The impressive open-plan living and dining area is flooded with natural light through expansive floor-to-ceiling windows,…
5.23% Return before costs — around the area average for this property type.
Monthly profit −£582/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£380K
Return before costs
5.23%
est rent £1,655/monot enough comparablesRange £1,553–£1,764/mo (Q1–Q3)
Bedrooms
2
2 bath
Energy rating
—
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: £1,553–£1,764/mo · n=170
Financing
DepositYour cash in — the rest is the mortgage25% · £95,000
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 (£10,364–£19,347 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £285,000 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 £873/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:
£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
£19,860
£7,556
£18,525
£0
£0
-£6,221
-£6,221
Year 2
£20,456
£7,783
£18,525
£0
£0
-£5,852
-£12,074
Year 3
£21,069
£8,017
£18,525
£0
£0
-£5,472
-£17,546
Year 4
£21,702
£8,257
£18,525
£0
£0
-£5,081
-£22,627
Year 5
£22,353
£8,505
£18,525
£0
£0
-£4,677
-£27,304
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)2 bd
If converted
Gross Rent by the room yield—
What we verified
12 total
2307
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeLeasehold
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 let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
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£3,705
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£27,304
Acquisition costs
£146K
25% deposit£95,000
Stamp duty£28,000
Refurb£13,819
Legal + survey£2,525
Mortgage + broker£6,700
Cash needed£146,044
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyRightmove
Set against the lush backdrop of Angel Meadow Park, this exceptional two-bedroom apartment offers a rare blend of peaceful green surroundings and dynamic city-centre living. Situated within one of MeadowSide’s most sought-after residences, the property has been finished to an outstanding specification, combining contemporary design with everyday comfort.
The impressive open-plan living and dining area is flooded with natural light through expansive floor-to-ceiling windows,…