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Year 5 disposal
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0/ 100
Weak
3.95% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- 3.95% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£870/mo — heavily negative — needs monthly capital injection
- -9.4% 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
−£870/mo
You top up £870/mo
Price
£350K
No local sold comps to compare
Return · IRR
-9.4%/yr
Loses money over 5 years
Cash to get in
£123K
Deposit + fees + refurb
Return before costs on price 3.95%5-yr return on cash -39%Rent est. £1,152 (£1,058–£1,254)
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: £1,058–£1,254/mo · n=114
Financing
DepositYour cash in — the rest is the mortgage25% · £87,500
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 (£)
Per-property refurb estimate from the element rate-card model (£1,181–£2,205 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £262,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£870
after mortgage, operating costs & tax
Rent in£1,152/mo gross
£1,108/mo collected · £44/mo lost to voids
Where it goes
£1,422Mortgage£556Costs
Outgoings exceed rent — you top up £870/mo
Mortgage£1,422
Costs£556
Management£115
Maintenance£67
Insurance£28
CapEx reserve£58
Voids + council tax£9
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£870
Returns
Return before costs on price3.95%
Cash return on cash-8.50%
Gross margin£552
Cash needed£122,850
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.78
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 | £13,824 | £6,673 | £17,063 | £0 | £0 | -£9,911 | -£9,911 |
| Year 2 | £14,239 | £6,873 | £17,063 | £0 | £0 | -£9,697 | -£19,608 |
| Year 3 | £14,666 | £7,079 | £17,063 | £0 | £0 | -£9,476 | -£29,083 |
| Year 4 | £15,106 | £7,291 | £17,063 | £0 | £0 | -£9,248 | -£38,331 |
| Year 5 | £15,559 | £7,510 | £17,063 | £0 | £0 | -£9,014 | -£47,345 |
Disposal gain (gross)-£2,332
CGT£0
Net Disposal proceeds£376,768
What we verified
What we verified
21082 ok · 1 caution · 0 fail · 8 unknown
Legal & planning
LeaseholdUnknown
Tenure & planningUnknown
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
OK
Lender impact
-1th floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
Mortgageable
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 profileMixed demand
Tenant profilelikely cohortSK4 4JZ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Manchester · 6 km
Reason
Mixed-demand area without a single dominant tenant cohort. Local lettings agent can clarify.
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 · 1-bath · 1383 sqft
£32k–£62k
£ per sqft
building cost only
£23–£45
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£9,681–£17,979
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£15,213–£29,043
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
Strategy matrix
Council lease wins — -£702/mo · £169/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 | 3.95% | -£870 | £122,850 | -38.5% | Low | Feasible |
| Housing-benefit rent | 2.56% | -£1,251 | £122,850 | -57.6% | Med | Feasible |
| ⭐ Council lease | 3.95% | -£702 | £122,850 | -32.1% | Low | Feasible |
| Refurb & refinance | 3.95% | -£870 | £140,980 | -33.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£374 | £379,730 | 9% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Southern Greater Manchester · cap £748/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Southern Greater Manchester
- LHA monthly cap:
- £748
- Scheme type:
- other
- Premium:
- +800% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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
+£281/mo cash flow vs Rent it out if converted to Rent by the room
8.23% Return before costs on price converted vs 3.95% as-is
As-is Rent it out
Monthly profit-£635
Return before costs on price3.95%
Cash needed£99,398
If converted to Rent by the room
Monthly profit-£354
Return before costs on price8.23%
Cash needed£115,398
Δ vs Rent it out Monthly profit+£281
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
£48,400
Range: £41,800 – £57,200
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£66,501–£125,062full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 1 × bathroom£6,150–£11,275
- Rewire£5,532–£9,681
- Replumb£4,149–£8,298
- Windows£13,830–£24,894
- Paint + decor£11,064–£20,745
- Flooring£16,596–£31,809
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
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- Requires improvementHeaton SchoolNot applicable · Community special school · SK4 4RE
- Not ratedCovenant Christian SchoolNot applicable · Other independent school · SK4 4NX
- Not ratedSt Thomas' Church of England Primary School Heaton ChapelPrimary · Voluntary aided school · SK4 4QG
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£13,824
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£10,443
Exit costs
Projected sale price (5y · 2%/yr growth)£386,428
Capital gain (pre-CGT)£36,428
Sale costs (~2.5%)£9,661
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-£47,345
Rates as of Oct 2024
Acquisition costs
£122,850cash neededPurchase price£350,000
Deposit (25%)£87,500
Stamp duty+5% additional-property surcharge£25,000
Refurb£1,575
Legal + survey£2,525
Mortgage fees£6,250
Total cash neededdeposit + costs (loan covers the rest)£122,850
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Exceptionally rare opportunity to purchase this absolutely immaculate two bedroom basement apartment on the sought-after Parsonage Road in Heaton Moor. This truly unique property is offered to the market with a charming blend of character and contemporary features throughout leaving little to be desired. Complete with well-kept communal gardens on the grounds and no onward chain, this property is not to be missed with early viewings highly recommended. Offered chain-free.
Pa…
Floor plans
Nearby active comparables14 rentals
Comparable rentals
SK4 · same beds + typeMedian nearby: £1,100/mo · 9 of 14 already let-£52 vs our est
- Heaton Court, Heaton Moor Road, Heato…Let2b£1,100/moMay 2026
- Heaton Moor Road, Heaton Moor, Stockp…Let2b£1,100/moMay 2026
- Pasha , 30 Wellington Road NorthLet2b£1,240/moMay 2026
- Parsonage Road, Heaton Moor2b£1,200/moMay 2026
- Mauldeth Road, Stockport2b£1,100/moMay 2026
- 64-66 Heaton Moor Road, Stockport, SK…2b£1,250/moMay 2026
- 410 Wellington Road North, Heaton Cha…Let2b£925/moMay 2026
- Heritage Gardens, Heaton Moor Road, S…2b£1,100/moMay 2026
- Wellington Road North, Stockport, Gre…Let2b£950/moMay 2026
- School Lane, Heaton Chapel, Stockport…2b£1,095/moMay 2026
- Wellington Road North, Stockport, Gre…Let2b£1,100/moMay 2026
- Shaw Road, Stockport, Greater Manches…Let2b£1,250/moMay 2026
- Lea Road, Heaton Moor, Stockport, SK4Let2b£1,200/moMay 2026
- Green Lane, Heaton Moor, Stockport, S…Let2b£950/moMay 2026
Other deals nearby
SK4 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Julian Wadden
About this listing
1 days · RightmovePrice history
5-year price trend
Monthly profit
−£870
Cash needed
£123K
Return after costs
-8.50%
IRR
-9.42%
Listed 1d ago
Parsonage Road, Heaton Moor, Stockport, SK4
flat · 2 bed · 1 bath · 1,383 sqft
£350,000
est £1,152 · 3.95% gross
Chain free
1 / 19
0/100
Marginal
3.95% — verify the rent + comps locally.
Chain free
Price
£350K
Return before costs
3.95%
est rent £1,152/monot enough comparablesRange £1,058–£1,254/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
—
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: £1,058–£1,254/mo · n=114
Financing
DepositYour cash in — the rest is the mortgage25% · £87,500
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 (£)
Per-property refurb estimate from the element rate-card model (£1,181–£2,205 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £262,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£870
after mortgage, operating costs & tax
Rent in£1,152/mo gross
£1,108/mo collected · £44/mo lost to voids
Where it goes
£1,422Mortgage£556Costs
Outgoings exceed rent — you top up £870/mo
Mortgage£1,422
Costs£556
Management£115
Maintenance£67
Insurance£28
CapEx reserve£58
Voids + council tax£9
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£870
Returns
Return before costs on price3.95%
Cash return on cash-8.50%
Gross margin£552
Cash needed£122,850
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.78
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Southern Greater Manchester · cap £748/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Southern Greater Manchester
- LHA monthly cap:
- £748
- Scheme type:
- other
- Premium:
- +800% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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 | £13,824 | £6,673 | £17,063 | £0 | £0 | -£9,911 | -£9,911 |
| Year 2 | £14,239 | £6,873 | £17,063 | £0 | £0 | -£9,697 | -£19,608 |
| Year 3 | £14,666 | £7,079 | £17,063 | £0 | £0 | -£9,476 | -£29,083 |
| Year 4 | £15,106 | £7,291 | £17,063 | £0 | £0 | -£9,248 | -£38,331 |
| Year 5 | £15,559 | £7,510 | £17,063 | £0 | £0 | -£9,014 | -£47,345 |
Rent by the room upside
What we verified
2208
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeUnknown
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 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£3,413
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£47,345
Acquisition costs
25% deposit£87,500
Stamp duty£25,000
Refurb£1,575
Legal + survey£2,525
Mortgage + broker£6,250
Cash needed£122,850
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
Exceptionally rare opportunity to purchase this absolutely immaculate two bedroom basement apartment on the sought-after Parsonage Road in Heaton Moor. This truly unique property is offered to the market with a charming blend of character and contemporary features throughout leaving little to be desired. Complete with well-kept communal gardens on the grounds and no onward chain, this property is not to be missed with early viewings highly recommended. Offered chain-free.
Pa…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice