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Year 5 disposal
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85/ 100
Strong
20.45% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Monthly profit +£408/mo from completion — the no.1 reason to invest
- 20.45% return before costs — above-market
- 8.2% 5y IRR — strong total return on capital
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Auction lot — bridging-only finance, 28-day completion
- 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
+£408/mo
Pays you every month, net of costs
Price
£70K
No local sold comps to compare
Return · IRR
8.2%/yr
Solid annualised return
Cash to get in
£67K
Deposit + fees + refurb
Return before costs on price 20.45%5-yr return on cash 44%Rent est. £1,193 (£1,139–£1,250)
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: £1,139–£1,250/mo · n=40
Financing
DepositYour cash in — the rest is the mortgage25% · £17,500
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 (£)
Capped at 60% of £70,000 asking (£42,000). Raw model: £153,903–£287,861. Verify with a surveyor before offering.
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £52,500 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£408
after mortgage, operating costs & tax
Rent in£1,193/mo gross
£1,147/mo collected · £46/mo lost to voids
Where it goes
£284Mortgage£358Costs£408Your profit
£408/mo left as profit · 36% of rent kept
Mortgage£284
Costs£358
Management£119
Maintenance£50
Insurance£20
CapEx reserve£60
Voids + council tax£5
Ltd co. accounts£104
Tax£96
Profit+£408
Returns
Return before costs on price20.45%
Cash return on cash7.34%
Gross margin£789
Cash needed£66,750
Monthly profit payback13y 8m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress4.03
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 | £14,316 | £4,301 | £3,413 | £0 | £1,254 | £5,348 | £5,348 |
| Year 2 | £14,745 | £4,430 | £3,413 | £0 | £1,311 | £5,592 | £10,940 |
| Year 3 | £15,188 | £4,563 | £3,413 | £0 | £1,370 | £5,842 | £16,782 |
| Year 4 | £15,643 | £4,700 | £3,413 | £0 | £1,431 | £6,100 | £22,881 |
| Year 5 | £16,113 | £4,841 | £3,413 | £0 | £1,493 | £6,366 | £29,247 |
Disposal gain (gross)-£41,846
CGT£0
Net Disposal proceeds£75,354
What we verified
What we verified
41074 ok · 1 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
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 cohortM9 8LP · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Manchester Metropolitan · 6.9 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 · 2-bath · 3579 sqft
£75k–£144k
£ per sqft
building cost only
£21–£40
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£25,053–£46,527
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£39,369–£75,159
Guide rates · UK May 2026
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 history1d on marketno cuts yet
Strategy matrix
Council lease wins — +£547/mo · £138/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 | 20.45% | +£408 | £66,750 | 43.8% | Low | Feasible |
| Housing-benefit rent | 16.23% | +£198 | £66,750 | 25.8% | Med | Feasible |
| ⭐ Council lease | 20.45% | +£547 | £66,750 | 53.4% | Low | Feasible |
| Refurb & refinance | 20.45% | +£408 | £84,250 | 34.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£174 | £131,200 | -36% | Med | Feasible |
| Rent by the room | 30.86% | +£311 | £66,750 | 41.8% | — | 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
+£200/mo cash flow vs Rent it out if converted to Rent by the room
41.14% Return before costs on price converted vs 20.45% as-is
As-is Rent it out
Monthly profit+£398
Return before costs on price20.45%
Cash needed£29,398
If converted to Rent by the room
Monthly profit+£599
Return before costs on price41.14%
Cash needed£45,398
Δ vs Rent it out Monthly profit+£200
Show conversion detail
Conversion cost estimate
£42,000
Range: £35,700 – £48,300
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
£22,455–£42,000full refurb + room split
⚠️ Capped at 60% of £70,000 asking (£42,000). Raw model: £153,903–£287,861. Verify with a surveyor before offering.
What's in this cost
- Kitchen£1,339–£2,679
- 2 × bathroom£1,795–£3,290
- Rewire£2,089–£3,655
- Replumb£1,567–£3,133
- Windows£5,222–£9,399
- Paint + decor£4,178–£7,833
- Flooring£6,266–£12,010
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 & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- OutstandingProspect House Specialist Support Primary SchoolNot applicable · Free schools special · M9 8LT
- Not ratedCrab Lane Primary SchoolPrimary · Community school · M9 8NB
- Not ratedMount Carmel RC Primary School, a Voluntary AcademyPrimary · Academy converter · M9 8BG
- Not ratedPike Fold Primary SchoolPrimary · Community school · M9 8QP
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£14,316
Section 24 credit£0
Annual tax due£1,254
Post-tax Monthly profit annual£4,797
Exit costs
Projected sale price (5y · 2%/yr growth)£77,286
Capital gain (pre-CGT)£7,286
Sale costs (~2.5%)£1,932
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£29,247
Rates as of Oct 2024
Acquisition costs
£66,750cash neededPurchase price£70,000
Deposit (25%)£17,500
Stamp duty+5% additional-property surcharge£3,500
Refurb£42,000
Legal + survey£1,700
Mortgage fees£2,050
Total cash neededdeposit + costs (loan covers the rest)£66,750
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
LOT 45 FOR SALE BY ONLINE AUCTION on 21st October 2026
Freehold End of Terrace House Vacant Possession
Situated off Victoria Avenue, close to local shopping facilities and a short drive from the amenities available in Manchester City Centre including Manchester Victoria Train Station. Heaton Park is also nearby.
An End of Terrace House requiring modernisation on a Large Corner Plot of approximately 3,579 sq ft with accommodation arranged on Two Floors comprising:
First Fl…
Floor plans
Listing metarightmove · McHugh & Co
About this listing
1 days · RightmovePrice history
5-year price trend
Monthly profit
+£408
Cash needed
£67K
Return after costs
7.34%
IRR
8.22%
Listed 1d ago
2 Tweedle Hill Road, Manchester, M9 8LP
terraced · 3 bed · 3,579 sqft
£70,000
est £1,193 · 20.45% gross
Chain free
1 / 16
85/100
Strong
20.45% — verify the rent + comps locally.
Monthly profit +£408/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
20.45% Return before costs — above-market
Chain free
Price
£70K
Return before costs
20.45%
est rent £1,193/monot enough comparablesRange £1,139–£1,250/mo (Q1–Q3)
Bedrooms
3
— bath
Energy rating
—
Energy rating
Deal flags1 issue
Auction
Guide price — assume +20-30% in the room
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: £1,139–£1,250/mo · n=40
Financing
DepositYour cash in — the rest is the mortgage25% · £17,500
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 (£)
Capped at 60% of £70,000 asking (£42,000). Raw model: £153,903–£287,861. Verify with a surveyor before offering.
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £52,500 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£408
after mortgage, operating costs & tax
Rent in£1,193/mo gross
£1,147/mo collected · £46/mo lost to voids
Where it goes
£284Mortgage£358Costs£408Your profit
£408/mo left as profit · 36% of rent kept
Mortgage£284
Costs£358
Management£119
Maintenance£50
Insurance£20
CapEx reserve£60
Voids + council tax£5
Ltd co. accounts£104
Tax£96
Profit+£408
Returns
Return before costs on price20.45%
Cash return on cash7.34%
Gross margin£789
Cash needed£66,750
Monthly profit payback13y 8m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress4.03
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £14,316 | £4,301 | £3,413 | £0 | £1,254 | £5,348 | £5,348 |
| Year 2 | £14,745 | £4,430 | £3,413 | £0 | £1,311 | £5,592 | £10,940 |
| Year 3 | £15,188 | £4,563 | £3,413 | £0 | £1,370 | £5,842 | £16,782 |
| Year 4 | £15,643 | £4,700 | £3,413 | £0 | £1,431 | £6,100 | £22,881 |
| Year 5 | £16,113 | £4,841 | £3,413 | £0 | £1,493 | £6,366 | £29,247 |
Rent by the room upside
What we verified
4207
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
Sale typeGuide price — assume +20-30% in the roomAuction
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£683
Annual rental tax£1,150
CGT yr 5£0 · company level
5y net total£29,247
Acquisition costs
25% deposit£17,500
Stamp duty£3,500
Refurb£42,000
Legal + survey£1,700
Mortgage + broker£2,050
Cash needed£66,750
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
LOT 45 FOR SALE BY ONLINE AUCTION on 21st October 2026
Freehold End of Terrace House Vacant Possession
Situated off Victoria Avenue, close to local shopping facilities and a short drive from the amenities available in Manchester City Centre including Manchester Victoria Train Station. Heaton Park is also nearby.
An End of Terrace House requiring modernisation on a Large Corner Plot of approximately 3,579 sq ft with accommodation arranged on Two Floors comprising:
First Fl…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice