Monthly profit +£472/mo from completion — the no.1 reason to invest
17.28% return before costs — above-market
11.8% 5y IRR — strong total return on capital
Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
EPC D — must hit C by 2030 (~£3,000–£7,000)
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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£472/mo
Pays you every month, net of costs
Price
£100K
No local sold comps to compare
Return · IRR
11.8%/yr
Solid annualised return
Cash to get in
£52K
Deposit + fees + refurb
Return before costson price17.28%5-yr return on cash 66%Rent est. £1,440 (£1,321–£1,570)
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: £1,321–£1,570/mo · n=25
Financing
DepositYour cash in — the rest is the mortgage25% · £25,000
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 (£13,223–£24,682 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £75,000 loan + £1,000 booking fee
Cladding safety certificateNot stated on the listingHeritageNot 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.
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£25,000 in 2002 → £100,000 asking
+300.0%in 24y
2002£25,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Compare 7 strategies side-by-side · best shown with ⭐
⭐Council lease wins — +£638/mo · £166/mo ahead of Rent it out
Strategy
Return before costson price
Monthly profit
Cash needed
5y Return on your cashon cash
Risk
Feasibility
Rent it out
17.28%
+£472
£51,830
65.8%
Low
Feasible
Housing-benefit rent
11.36%
+£98
£51,830
21.6%
Med
Feasible
⭐ Council lease
17.28%
+£638
£51,830
80.8%
Low
Feasible
Refurb & refinance
17.28%
+£472
£63,882
53.4%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£174
£131,382
-8%
Med
Feasible
Rent by the room
23.40%
+£293
£51,830
53.4%
—
Feasible
Housing-benefit (LHA) scheme detailBRMA Central Greater Manchester · cap £947/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:
£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 impactLocal lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
As-is Rent it out vs converted Rent by the room
+£38/mo cash flow vs Rent it out if converted to Rent by the room
28.80% Return before costs on price converted vs 17.28% as-is
🔓 +1 bedroom potential
medium confidence
3 → 4 lettable rooms
Potential, not guaranteed (subject to planning + regs). Estimate from the floorplan (kitchen size assumed) — verify room sizes against the floorplan before offering.
How we calculated this
EPC shows 5 habitable rooms (3 beds + 2 reception(s)) in 104 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms; sized to Salford adopted standard (6.51/10.22 m²; Salford City Council 'Standards for houses in multiple occupation (HMO)' handbook (standards effective from 1 Oct 2018, document dated August 2021); Landlord licensing fees page); loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); Article 4 — planning permission needed
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
3 → 4 bed HMO
Projections use documented assumptions (local room rates, typical conversion costs, 75% LTV at 5.5%, indicative regional valuation yields) and each council’s published HMO standards. Not financial advice. Verify room sizes, licensing and planning with the council and a surveyor before purchase.
As-is Rent it out
Monthly profit+£466
Return before costson price17.28%
Cash needed£36,898
If converted to Rent by the room
Monthly profit+£504
Return before costson price28.80%
Cash needed£52,898
Δ vs Rent it outMonthly profit+£38
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 ~15.0% within 100m would exceed the 10% policy threshold (15 known HMOs nearby)
local council HMO approval rate 73% (291 decisions)
15 known HMOs within 100 m · ≈15% within 100 m vs 10% policy — ⚠ adding an HMO may breach the council saturation policy
£31,939–£60,000full refurb + room split
⚠️ Capped at 60% of £100,000 asking (£60,000). Raw model: £62,180–£116,810. Verify with a surveyor before offering.
What's in this cost
Kitchen£4,715–£9,431
2 × bathroom£6,318–£11,583
Rewire£2,260–£3,955
Replumb£1,695–£3,390
Windows£5,650–£10,170
Paint + decor£4,520–£8,475
Flooring£6,780–£12,995
Comparables
sold within 0.5 mi
Loading nearby sold…
Location & area intelligence
Transport 100 / 100
Loading map…
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)
15 known HMOs within 100 m · ≈15% 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
King of Kings
Not applicable · Other independent school · M6 5YD
Not rated
Holy Family VA RC Primary School
Primary · Voluntary aided school · M6 5WX
Not rated
Willow Tree Primary School
Primary · Community school · M6 5TJ
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
£5,532/yr kept
Annual gross rent£17,280
Section 24 credit£0
Annual tax due£1,454
Post-tax Monthly profitannual£5,532
Exit costs
£34,123 after CGT
Projected sale price (5y · 2%/yr growth)£110,408
Capital gain (pre-CGT)£10,408
Sale costs (~2.5%)£2,760
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 profitafter CGT£34,123
Rates as of Oct 2024
Acquisition costs
£51,830cash needed
Purchase price£100,000
Deposit (25%)£25,000
Stamp duty+5% additional-property surcharge£5,000
Refurb£17,630
Legal + survey£1,700
Mortgage fees£2,500
Total cash neededdeposit + costs (loan covers the rest)£51,830
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
LOT 56 FOR SALE BY ONLINE AUCTION on 21st October 2026
Freehold House Vacant Possession
Situated on Haven Street, close to the amenities available in Manchester City Centre including Salford Crescent and Salford Central Train Stations. Buile Hill Park is also nearby.
A Five Room Terrace House requiring complete modernisation and repair with accommodation arranged on Two Floors comprising:
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
17.28% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Chain free
Price
£100K
Return before costs
17.28%
est rent £1,440/monot enough comparablesRange £1,321–£1,570/mo (Q1–Q3)
Bedrooms
3
— bath
Energy rating
D
Energy rating
Deal flags2 issues
Auction
Guide price — assume +20-30% in the room
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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: £1,321–£1,570/mo · n=25
Financing
DepositYour cash in — the rest is the mortgage25% · £25,000
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 (£13,223–£24,682 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £75,000 loan + £1,000 booking fee
Housing-benefit (LHA) scheme detailBRMA Central Greater Manchester · cap £947/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:
£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
£17,280
£4,754
£4,875
£0
£1,454
£6,197
£6,197
Year 2
£17,798
£4,897
£4,875
£0
£1,525
£6,502
£12,699
Year 3
£18,332
£5,044
£4,875
£0
£1,599
£6,815
£19,514
Year 4
£18,882
£5,195
£4,875
£0
£1,674
£7,138
£26,652
Year 5
£19,449
£5,351
£4,875
£0
£1,752
£7,471
£34,123
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)3 bd
If converted
Gross Rent by the room yield—
What we verified
13 total
4306
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
EPC~£3,000–£7,000 to upgrade to CD
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 profile3▾
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 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£975
Annual rental tax£1,327
CGT yr 5£0 · company level
5y net total£34,123
Acquisition costs
£52K
25% deposit£25,000
Stamp duty£5,000
Refurb£17,630
Legal + survey£1,700
Mortgage + broker£2,500
Cash needed£51,830
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyRightmove
LOT 56 FOR SALE BY ONLINE AUCTION on 21st October 2026
Freehold House Vacant Possession
Situated on Haven Street, close to the amenities available in Manchester City Centre including Salford Crescent and Salford Central Train Stations. Buile Hill Park is also nearby.
A Five Room Terrace House requiring complete modernisation and repair with accommodation arranged on Two Floors comprising: