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Year 5 disposal
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8/ 100
Weak
5.78% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£289/mo — significantly negative — real recurring drain
- -2.3% 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.
- 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
−£289/mo
You top up £289/mo
Price vs market
Above comparable sales
+242% vs 12 sold
Return · IRR
-2.3%/yr
Loses money over 5 years
Cash to get in
£179K
Deposit + fees + refurb
Price £450KReturn before costs on price 5.78%5-yr return on cash -4%Rent est. £2,168 (£1,949–£2,412)
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: £1,949–£2,412/mo · n=31
Financing
DepositYour cash in — the rest is the mortgage25% · £112,500
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 (£16,178–£30,199 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £337,500 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 £400K+
Maintenance (£/mo)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£289
after mortgage, operating costs & tax
Rent in£2,168/mo gross
£2,085/mo collected · £83/mo lost to voids
Where it goes
£1,828Mortgage£545Costs
Outgoings exceed rent — you top up £289/mo
Mortgage£1,828
Costs£545
Management£217
Maintenance£67
Insurance£40
CapEx reserve£108
Voids + council tax£9
Ltd co. accounts£104
Tax—
Shortfall−£289
Returns
Return before costs on price5.78%
Cash return on cash-1.94%
Gross margin£1,539
Cash needed£178,971
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.14
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 | £26,016 | £6,543 | £21,938 | £0 | £0 | -£2,465 | -£2,465 |
| Year 2 | £26,796 | £6,740 | £21,938 | £0 | £0 | -£1,881 | -£4,346 |
| Year 3 | £27,600 | £6,942 | £21,938 | £0 | £0 | -£1,279 | -£5,625 |
| Year 4 | £28,428 | £7,150 | £21,938 | £0 | £0 | -£659 | -£6,284 |
| Year 5 | £29,281 | £7,365 | £21,938 | £0 | £0 | -£21 | -£6,305 |
Disposal gain (gross)-£24,306
CGT£0
Net Disposal proceeds£484,415
What we verified
What we verified
50075 ok · 0 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 cohortM40 8DL · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Manchester Metropolitan · 3.2 km
Reason
4-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
4-bed · 3-bath · 1322 sqft
£38k–£74k
£ per sqft
building cost only
£28–£56
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 3 × bathroom · Full strip + retile£9,975–£19,950
- Paint + decor£9,254–£17,186
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£14,542–£27,762
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 history0d on marketno cuts yet
Strategy matrix
Council lease wins — +£16/mo · £305/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 | 5.78% | -£289 | £178,971 | -3.5% | Low | Feasible |
| Housing-benefit rent | 3.59% | -£1,043 | £178,971 | -29.7% | Med | Feasible |
| ⭐ Council lease | 5.78% | +£16 | £178,971 | 3.7% | Low | Feasible |
| Refurb & refinance | 5.78% | -£289 | £210,099 | -3.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£211 | £517,349 | 4% | Med | Feasible |
| Rent by the room | 6.93% | -£851 | £178,971 | -19.3% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Central Greater Manchester · cap £1,346/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Central Greater Manchester
- LHA monthly cap:
- £1,346
- 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
-£544/mo cash flow vs Rent it out if converted to Rent by the room
6.40% Return before costs on price converted vs 5.78% as-is
As-is Rent it out
Monthly profit-£201
Return before costs on price5.78%
Cash needed£124,398
If converted to Rent by the room
Monthly profit-£745
Return before costs on price6.40%
Cash needed£140,398
Δ vs Rent it out Monthly profit-£544
Show conversion detail
Conversion cost estimate
£24,200
Range: £17,600 – £33,000
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
£76,544–£143,403full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 3 × bathroom£18,450–£33,825
- Rewire£5,288–£9,254
- Replumb£3,966–£7,932
- Windows£13,220–£23,796
- Paint + decor£10,576–£19,830
- Flooring£15,864–£30,406
Comparables
sold within 0.5 miWide · CV 64.3%Med confidence
Loading 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
- GoodSt Edmund's RC Primary School, a Voluntary AcademyPrimary · Academy converter · M40 8NG
- GoodManchester Communication AcademySecondary · Academy sponsor led · M40 8NT
- Not ratedOrchard House Specialist High SchoolNot applicable · Free schools special · M40 8EZ
- Not ratedSt Augustine's CofE Primary SchoolPrimary · Voluntary controlled school · M40 8PL
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£26,016
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,466
Exit costs
Projected sale price (5y · 2%/yr growth)£496,836
Capital gain (pre-CGT)£46,836
Sale costs (~2.5%)£12,421
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-£6,305
Rates as of Oct 2024
Acquisition costs
£178,971cash neededPurchase price£450,000
Deposit (25%)£112,500
Stamp duty+5% additional-property surcharge£35,000
Refurb£21,571
Legal + survey£2,150
Mortgage fees£7,750
Total cash neededdeposit + costs (loan covers the rest)£178,971
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A beautifully designed four bedroom, three bathroom detached family home, built to an exceptional specification by renowned local builders Sandal Construction.
The property features a reception hall, cloakroom, through lounge with French windows to terrace and garden, separate dining room, living kitchen area with a bespoke range of units and appliances and adjacent dining area. First floor master bedroom with luxury en-suite shower room, double bedroom two and luxury family…
Floor plans
Listing metarightmove · Saxton Mee
About this listing
RightmovePrice history
5-year price trend
Monthly profit
−£289
Cash needed
£179K
Return after costs
-1.94%
IRR
-2.28%
Crabtree Road, Sheffield
house · 4 bed · 3 bath · 1,322 sqft
£450,000
est £2,168 · 5.78% gross
1 / 22
8/100
Marginal
5.78% — verify the rent + comps locally.
5.78% Return before costs — around the area average for this property type.
Monthly profit −£289/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£450K
242% above sold comps
Return before costs
5.78%
est rent £2,168/monot enough comparablesRange £1,949–£2,412/mo (Q1–Q3)
Bedrooms
4
3 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: £1,949–£2,412/mo · n=31
Financing
DepositYour cash in — the rest is the mortgage25% · £112,500
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 (£16,178–£30,199 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £337,500 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 £400K+
Maintenance (£/mo)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£289
after mortgage, operating costs & tax
Rent in£2,168/mo gross
£2,085/mo collected · £83/mo lost to voids
Where it goes
£1,828Mortgage£545Costs
Outgoings exceed rent — you top up £289/mo
Mortgage£1,828
Costs£545
Management£217
Maintenance£67
Insurance£40
CapEx reserve£108
Voids + council tax£9
Ltd co. accounts£104
Tax—
Shortfall−£289
Returns
Return before costs on price5.78%
Cash return on cash-1.94%
Gross margin£1,539
Cash needed£178,971
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.14
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Central Greater Manchester · cap £1,346/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Central Greater Manchester
- LHA monthly cap:
- £1,346
- 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 | £26,016 | £6,543 | £21,938 | £0 | £0 | -£2,465 | -£2,465 |
| Year 2 | £26,796 | £6,740 | £21,938 | £0 | £0 | -£1,881 | -£4,346 |
| Year 3 | £27,600 | £6,942 | £21,938 | £0 | £0 | -£1,279 | -£5,625 |
| Year 4 | £28,428 | £7,150 | £21,938 | £0 | £0 | -£659 | -£6,284 |
| Year 5 | £29,281 | £7,365 | £21,938 | £0 | £0 | -£21 | -£6,305 |
Rent by the room upside
What we verified
5007
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
Comparables
sold within 0.5 miWide · CV 64.3%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£4,388
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£6,305
Acquisition costs
25% deposit£112,500
Stamp duty£35,000
Refurb£21,571
Legal + survey£2,150
Mortgage + broker£7,750
Cash needed£178,971
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
A beautifully designed four bedroom, three bathroom detached family home, built to an exceptional specification by renowned local builders Sandal Construction.
The property features a reception hall, cloakroom, through lounge with French windows to terrace and garden, separate dining room, living kitchen area with a bespoke range of units and appliances and adjacent dining area. First floor master bedroom with luxury en-suite shower room, double bedroom two and luxury family…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice