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Year 5 disposal
BMV -39%
⊞ View all 22
85/ 100
Strong
14.13% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Monthly profit +£388/mo from completion — the no.1 reason to invest
- 14.13% return before costs — above-market
- Priced below market -39% vs 12 nearby sold (last 12 mo) — instant equity
- 8.8% 5y IRR — strong total return on capital
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
+£388/mo
Pays you every month, net of costs
Price vs market
Below market value
-39% vs 12 sold · interior unseen
Return · IRR
8.8%/yr
Solid annualised return
Cash left in
£755
Stays in after refinancing at value
Price £120KCash to buy £58KReturn before costs on price 14.13%5-yr return on cash 50%Rent est. £1,413 (£1,256–£1,590)
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: £1,256–£1,590/mo · n=51
Financing
DepositYour cash in — the rest is the mortgage25% · £30,000
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 — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £90,000 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 sub-£200K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£388
after mortgage, operating costs & tax
Rent in£1,413/mo gross
£1,359/mo collected · £54/mo lost to voids
Where it goes
£488Mortgage£392Costs£388Your profit
£388/mo left as profit · 29% of rent kept
Mortgage£488
Costs£392
Management£141
Maintenance£50
Insurance£20
CapEx reserve£71
Voids + council tax£6
Ltd co. accounts£104
Tax£91
Profit+£388
Returns
Return before costs on price14.13%
Cash return on cash8.01%
Gross margin£967
Cash needed£58,130
Monthly profit payback12y 6m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.79
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 | £16,956 | £4,705 | £5,850 | £0 | £1,216 | £5,185 | £5,185 |
| Year 2 | £17,465 | £4,847 | £5,850 | £0 | £1,286 | £5,482 | £10,667 |
| Year 3 | £17,989 | £4,992 | £5,850 | £0 | £1,358 | £5,789 | £16,455 |
| Year 4 | £18,528 | £5,142 | £5,850 | £0 | £1,432 | £6,105 | £22,560 |
| Year 5 | £19,084 | £5,296 | £5,850 | £0 | £1,508 | £6,430 | £28,990 |
Disposal gain (gross)-£16,153
CGT£0
Net Disposal proceeds£129,177
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
Blocked — over-concentration25% likely
Confidence: high
- Article 4 direction applies — planning permission required for C3->C4 HMO
- BLOCK: HMO concentration ~14.0% within 100m would exceed the 10% policy threshold (14 known HMOs nearby)
- local council HMO approval rate 73% (291 decisions)
- this council refuses HMOs that would sandwich a family home between two HMOs — check both adjoining properties
- HMO count from this council's licensed-HMO register (a lower bound: non-licensable 3-4 person C4s are not on it)
⚠ Rent by the room saturation — likely over policy
≈14% within 100 m vs 10% policy
14 known HMOs within 100 m
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 cohortM6 5NU · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Manchester Metropolitan · 4.2 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 · 990 sqft
£28k–£56k
£ per sqft
building cost only
£29–£56
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£6,930–£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 — +£551/mo · £163/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 | 14.13% | +£388 | £58,130 | 49.9% | Low | Feasible |
| Housing-benefit rent | 9.47% | +£32 | £58,130 | 12.5% | Med | Feasible |
| ⭐ Council lease | 14.13% | +£551 | £58,130 | 62.9% | Low | Feasible |
| Refurb & refinance | 14.13% | +£388 | £71,182 | 40.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£174 | £152,382 | -5% | Med | Feasible |
| Rent by the room | 19.50% | +£225 | £58,130 | 40.6% | — | 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:
- other
- 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
+£56/mo cash flow vs Rent it out if converted to Rent by the room
24.00% Return before costs on price converted vs 14.13% as-is
As-is Rent it out
Monthly profit+£385
Return before costs on price14.13%
Cash needed£41,898
If converted to Rent by the room
Monthly profit+£441
Return before costs on price24.00%
Cash needed£57,898
Δ vs Rent it out Monthly profit+£56
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
Blocked — over-concentration · 25% likely
high confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- BLOCK: HMO concentration ~14.0% within 100m would exceed the 10% policy threshold (14 known HMOs nearby)
- local council HMO approval rate 73% (291 decisions)
14 known HMOs within 100 m · ≈14% within 100 m vs 10% policy — ⚠ adding an HMO may breach the council saturation policy
£38,327–£72,000full refurb + room split
⚠️ Capped at 60% of £120,000 asking (£72,000). Raw model: £62,180–£116,810. Verify with a surveyor before offering.
What's in this cost
- Kitchen£5,658–£11,317
- 2 × bathroom£7,582–£13,899
- Rewire£2,712–£4,746
- Replumb£2,034–£4,068
- Windows£6,780–£12,204
- Paint + decor£5,424–£10,170
- Flooring£8,136–£15,595
Comparables
sold within 0.5 miWide · CV 30.6%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Salford HMO Article 4 — 2018 HMO Article 4 Direction (official council polygon)
14 known HMOs within 100 m · ≈14% within 100 m vs 10% policy
⚠ Over the HMO saturation threshold here — a new HMO may be refused.
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- Not ratedKing of KingsNot applicable · Other independent school · M6 5YD
- Not ratedHoly Family VA RC Primary SchoolPrimary · Voluntary aided school · M6 5WX
- Not ratedWillow Tree Primary SchoolPrimary · Community school · M6 5TJ
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£16,956
Section 24 credit£0
Annual tax due£1,216
Post-tax Monthly profit annual£4,532
Exit costs
Projected sale price (5y · 2%/yr growth)£132,490
Capital gain (pre-CGT)£12,490
Sale costs (~2.5%)£3,312
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£28,990
Rates as of Oct 2024
Acquisition costs
£58,130cash neededPurchase price£120,000
Deposit (25%)£30,000
Stamp duty+5% additional-property surcharge£6,000
Refurb£17,630
Legal + survey£1,700
Mortgage fees£2,800
Total cash neededdeposit + costs (loan covers the rest)£58,130
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
LOT 54 FOR SALE BY ONLINE AUCTION on 21st October 2026
Freehold End of Terrace House Vacant Possession
Situated at the junction with Orrel Street, close to local shopping/travelling facilities including Salford Crescent and Eccles Train Stations. Buile Hill Park is also nearby.
A Double Fronted End of Terrace House requiring modernisation with accommodation arranged on Two Floors comprising:
First Floor Bedroom (One) Bedroom (Two) Bedroom (Thr…
Floor plans
Listing metarightmove · McHugh & Co
About this listing
RightmovePrice history
5-year price trend
Monthly profit
+£388
Cash needed
£58K
Return after costs
8.01%
IRR
8.84%
50 Seedley Park Road, Salford, M6 5NU
terraced · 3 bed
£120,000
est £1,413 · 14.13% gross
Chain free
Priced below market
1 / 22
85/100
Strong
14.13% — verify the rent + comps locally.
Priced below market -39% vs 12 nearby sold (last 12 mo)
Monthly profit +£388/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
14.13% Return before costs — above-market
Chain free
Price
£120K
39% below sold comps
Return before costs
14.13%
est rent £1,413/monot enough comparablesRange £1,256–£1,590/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: £1,256–£1,590/mo · n=51
Financing
DepositYour cash in — the rest is the mortgage25% · £30,000
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 — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £90,000 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 sub-£200K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£388
after mortgage, operating costs & tax
Rent in£1,413/mo gross
£1,359/mo collected · £54/mo lost to voids
Where it goes
£488Mortgage£392Costs£388Your profit
£388/mo left as profit · 29% of rent kept
Mortgage£488
Costs£392
Management£141
Maintenance£50
Insurance£20
CapEx reserve£71
Voids + council tax£6
Ltd co. accounts£104
Tax£91
Profit+£388
Returns
Return before costs on price14.13%
Cash return on cash8.01%
Gross margin£967
Cash needed£58,130
Monthly profit payback12y 6m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.79
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:
- other
- 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 | £16,956 | £4,705 | £5,850 | £0 | £1,216 | £5,185 | £5,185 |
| Year 2 | £17,465 | £4,847 | £5,850 | £0 | £1,286 | £5,482 | £10,667 |
| Year 3 | £17,989 | £4,992 | £5,850 | £0 | £1,358 | £5,789 | £16,455 |
| Year 4 | £18,528 | £5,142 | £5,850 | £0 | £1,432 | £6,105 | £22,560 |
| Year 5 | £19,084 | £5,296 | £5,850 | £0 | £1,508 | £6,430 | £28,990 |
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 miWide · CV 30.6%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,170
Annual rental tax£1,092
CGT yr 5£0 · company level
5y net total£28,990
Acquisition costs
25% deposit£30,000
Stamp duty£6,000
Refurb£17,630
Legal + survey£1,700
Mortgage + broker£2,800
Cash needed£58,130
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 54 FOR SALE BY ONLINE AUCTION on 21st October 2026
Freehold End of Terrace House Vacant Possession
Situated at the junction with Orrel Street, close to local shopping/travelling facilities including Salford Crescent and Eccles Train Stations. Buile Hill Park is also nearby.
A Double Fronted End of Terrace House requiring modernisation with accommodation arranged on Two Floors comprising:
First Floor Bedroom (One) Bedroom (Two) Bedroom (Thr…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice