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Year 5 disposal
BMV -49%
⊞ View all 10
85/ 100
Strong
9.46% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 9.46% return before costs — above-market
- Priced below market -49% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- 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
+£124/mo
Barely breaks even each month
Price vs market
Below market value
-49% vs 12 sold · interior unseen
Return · IRR
2.8%/yr
Modest annualised return
Cash left in
£0
Fully recycled — pull all your cash back out
Price £150KCash to buy £66KReturn before costs on price 9.46%5-yr return on cash 18%Rent est. £1,183 (£1,041–£1,344)
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: £1,041–£1,344/mo · n=110
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
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 (£11,516–£21,497 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £112,500 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£124
after mortgage, operating costs & tax
Rent in£1,183/mo gross
£1,138/mo collected · £46/mo lost to voids
Where it goes
£609Mortgage£375Costs
£124/mo left as profit · 11% of rent kept
Mortgage£609
Costs£375
Management£118
Maintenance£67
Insurance£20
CapEx reserve£59
Voids + council tax£6
Ltd co. accounts£104
Tax£29
Profit+£124
Returns
Return before costs on price9.46%
Cash return on cash2.27%
Gross margin£763
Cash needed£65,805
Monthly profit payback44y 2m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.87
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 | £14,196 | £4,495 | £7,313 | £0 | £454 | £1,934 | £1,934 |
| Year 2 | £14,622 | £4,630 | £7,313 | £0 | £509 | £2,170 | £4,104 |
| Year 3 | £15,061 | £4,769 | £7,313 | £0 | £566 | £2,413 | £6,517 |
| Year 4 | £15,512 | £4,912 | £7,313 | £0 | £625 | £2,663 | £9,180 |
| Year 5 | £15,978 | £5,060 | £7,313 | £0 | £685 | £2,921 | £12,100 |
Disposal gain (gross)-£13,583
CGT£0
Net Disposal proceeds£161,472
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
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
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 cohortM6 6AE · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Manchester Metropolitan · 3.7 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 · 893 sqft
£23k–£46k
£ per sqft
building cost only
£26–£51
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,251–£11,609
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£9,823–£18,753
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 — +£262/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 | 9.46% | +£124 | £65,805 | 18.4% | Low | Feasible |
| Housing-benefit rent | 6.98% | -£155 | £65,805 | -5.1% | Med | Feasible |
| ⭐ Council lease | 9.46% | +£262 | £65,805 | 28.1% | Low | Feasible |
| Refurb & refinance | 9.46% | +£124 | £79,447 | 15.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£191 | £181,197 | 0% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Central Greater Manchester · cap £873/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Central Greater Manchester
- LHA monthly cap:
- £873
- 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
+£207/mo cash flow vs Rent it out if converted to Rent by the room
19.20% Return before costs on price converted vs 9.46% as-is
As-is Rent it out
Monthly profit+£139
Return before costs on price9.46%
Cash needed£49,398
If converted to Rent by the room
Monthly profit+£346
Return before costs on price19.20%
Cash needed£65,398
Δ vs Rent it out Monthly profit+£207
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
Planning approval likelihood
Likely approvable · 72% likely
high confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- concentration ~2.0% within 100m (2 known HMOs) — below the 10% threshold
- local council HMO approval rate 73% (291 decisions)
2 known HMOs within 100 m · ≈2.0% within 100 m vs 10% policy
£47,707–£90,000full refurb + room split
⚠️ Capped at 60% of £150,000 asking (£90,000). Raw model: £48,371–£91,252. Verify with a surveyor before offering.
What's in this cost
- Kitchen£9,054–£18,108
- 1 × bathroom£6,066–£11,120
- Rewire£3,523–£6,165
- Replumb£2,642–£5,284
- Windows£8,807–£15,853
- Paint + decor£7,046–£13,211
- Flooring£10,569–£20,257
Comparables
sold within 0.5 miWide · CV 22.2%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)
2 known HMOs within 100 m · ≈2.0% within 100 m vs 10% policy
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodSt George's CofE Primary SchoolPrimary · Voluntary controlled school · M6 6SJ
- GoodThe Albion AcademySecondary · Academy converter · M6 6QT
- Not ratedEdstartNot applicable · Other independent school · M6 6DW
- Not ratedSt Sebastian's RC Primary SchoolPrimary · Voluntary aided school · M6 6ET
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£14,196
Section 24 credit£0
Annual tax due£454
Post-tax Monthly profit annual£1,388
Exit costs
Projected sale price (5y · 2%/yr growth)£165,612
Capital gain (pre-CGT)£15,612
Sale costs (~2.5%)£4,140
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£12,100
Rates as of Oct 2024
Acquisition costs
£65,805cash neededPurchase price£150,000
Deposit (25%)£37,500
Stamp duty+5% additional-property surcharge£8,000
Refurb£15,355
Legal + survey£1,700
Mortgage fees£3,250
Total cash neededdeposit + costs (loan covers the rest)£65,805
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Spacious Two Bedroom Bay-Fronted Terraced Property Coming To The Market CHAIN FREE
This property would be IDEAL for someone who is looking for somewhere that they can put their own stamp on!
With NO VENDOR CHAIN and a convenient location, within easy access of Salford University, and transport links into Salford Quays, Media City and Manchester City Centre - this property has a lot to offer!
As you enter the property you head into a porch then an entrance hallway, which le…
Floor plans
Nearby active comparables1 rental · 5 deals
Comparable rentals
M6 · same beds + typeMedian nearby: £1,380/mo · 1 of 1 already let+£197 vs our est
- Jasmine Drive, Salford, M6Let2b£1,380/moMay 2026
Listing metarightmove · Hills
About this listing
1 days · RightmovePrice history
5-year price trend
Monthly profit
+£124
Cash needed
£66K
Return after costs
2.27%
IRR
2.75%
Listed 1d ago
Cromwell Road, Salford, M6
semi-detached · 2 bed · 1 bath · 893 sqft
£150,000
est £1,183 · 9.46% gross
Chain free
Priced below market
1 / 10
85/100
Strong
9.46% — verify the rent + comps locally.
Priced below market -49% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.46% Return before costs — above-market
Chain free
Price
£150K
49% below sold comps
Return before costs
9.46%
est rent £1,183/monot enough comparablesRange £1,041–£1,344/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: £1,041–£1,344/mo · n=110
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
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 (£11,516–£21,497 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £112,500 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£124
after mortgage, operating costs & tax
Rent in£1,183/mo gross
£1,138/mo collected · £46/mo lost to voids
Where it goes
£609Mortgage£375Costs
£124/mo left as profit · 11% of rent kept
Mortgage£609
Costs£375
Management£118
Maintenance£67
Insurance£20
CapEx reserve£59
Voids + council tax£6
Ltd co. accounts£104
Tax£29
Profit+£124
Returns
Return before costs on price9.46%
Cash return on cash2.27%
Gross margin£763
Cash needed£65,805
Monthly profit payback44y 2m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.87
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Central Greater Manchester · cap £873/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Central Greater Manchester
- LHA monthly cap:
- £873
- 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 | £14,196 | £4,495 | £7,313 | £0 | £454 | £1,934 | £1,934 |
| Year 2 | £14,622 | £4,630 | £7,313 | £0 | £509 | £2,170 | £4,104 |
| Year 3 | £15,061 | £4,769 | £7,313 | £0 | £566 | £2,413 | £6,517 |
| Year 4 | £15,512 | £4,912 | £7,313 | £0 | £625 | £2,663 | £9,180 |
| Year 5 | £15,978 | £5,060 | £7,313 | £0 | £685 | £2,921 | £12,100 |
Rent by the room upside
What we verified
3207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
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 let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miWide · CV 22.2%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,463
Annual rental tax£350
CGT yr 5£0 · company level
5y net total£12,100
Acquisition costs
25% deposit£37,500
Stamp duty£8,000
Refurb£15,355
Legal + survey£1,700
Mortgage + broker£3,250
Cash needed£65,805
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
Spacious Two Bedroom Bay-Fronted Terraced Property Coming To The Market CHAIN FREE
This property would be IDEAL for someone who is looking for somewhere that they can put their own stamp on!
With NO VENDOR CHAIN and a convenient location, within easy access of Salford University, and transport links into Salford Quays, Media City and Manchester City Centre - this property has a lot to offer!
As you enter the property you head into a porch then an entrance hallway, which le…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice