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Town House · 2 bed
Supports major UK property portals
Suggested Offer Range
Close to comparable sales mean. Standard 3–10% negotiation range.
🔨 Refurb Cost Estimate
AI condition score: 6/10 · North West rates
| Room | Estimated Refurb Cost |
|---|---|
| Kitchen | £1,600 |
| Bathroom | £1,200 |
| Living Room | £700 |
| Hallway / Stairs | £250 |
| Master Bedroom | £850 |
| Bedroom 2 | £850 |
| Total Estimated Refurb | £4,500 |
⚠ Indicative estimates only. Based on photo condition score and regional benchmarks for a typical 2–3 bed property. Always obtain contractor quotes before committing to a refurb budget. Photo AI may over-flag minor cosmetic issues.
🔧 Local Trades
| Trade | Name | Phone | |
|---|---|---|---|
| builder | Builders in Manchester | Extensions, Roofing & Brickwork | 0161 506 8790 | — |
| decorator | Top Residential Decorators in Manchester | Ever Prime Painters I ... | 07359 772816 | — |
| photographer | Professional Photographer Manchester | +447400925109 | — |
Property Details
- Asking Price
- £169,950
- Property Type
- Town House
- Bedrooms
- 2
- Bathrooms
- N/A
- Est. Floor Area
- 600–700 sqft (est.)
- Article 4 Area
- ✓ No restriction — SA permitted under PD rights
Comparable Sales in this postcode sector
| Address | Type | Beds | Price | £/sqft | Date | Distance |
|---|---|---|---|---|---|---|
| Sector sale 1 | Terraced | 3 | — | — | — | — |
| Sector sale 2 | Terraced | 3 | — | — | — | — |
| Sector sale 3 | Terraced | 1 | — | — | — | — |
| Sector sale 4 | Terraced | 8 | — | — | — | — |
| Sector sale 5 | Terraced | 4 | — | — | — | — |
| Sector sale 6 | Terraced | 4 | — | — | — | — |
| Sector sale 7 | Terraced | 4 | — | — | — | — |
| Sector sale 8 | Terraced | 4 | — | — | — | — |
| Sector sale 9 | Terraced | 4 | — | — | — | — |
| Sector sale 10 | Terraced | 5 | — | — | — | — |
■ Above subject ■ Below subject
Based on 10 comparable sales — Full Range (grey) · Typical IQR (blue) · Fair Value CI (light blue) · | Median · | Mean · Asking (▲)
CV = 46.6% (threshold: 40%). Comparable prices in this sector vary widely. This benchmark may not reliably represent this property’s value. Consider an independent RICS valuation before proceeding.
ⓘ Bedroom counts are not available from Land Registry records. Comparables are matched by postcode sector and property type only.
Location
Motivated Seller Analysis
Watch — 5/10Behavioural signals: 172 days on market
Matched signals:
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £530 |
| ICR (actual) | 2.28x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £169,950 |
| Deposit (25% — 75% LTV) | £42,487 |
| SDLT (additional property, 5% surcharge) | £9,396 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £54,882 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
Tests lender affordability (rent vs. mortgage interest) — a different calculation from the BRRR Strategy card above, which tests capital recycled via refinance.
| Purchase price | £169,950 | Loan (75% LTV) | £127,462 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £584 |
| Rent needed (1.5×) | £876/mo | Estimated rent | £1,210/mo |
| Stress ratio | 2.07× (need ≥ 1.5×) +£334 surplus | ||
Assumptions: 75% LTV · 5.5% interest only · 1.5× rent coverage (standard lender requirement). Actual lender criteria vary — verify with your broker.
Exit Strategy
Capital appreciation projections at 2.5% pa (a flat UK-wide assumption — not adjusted for this property's specific location). Assumes 75% LTV interest-only mortgage redeemed on sale. Excludes rental income.
How is this calculated?
This is a simplified projection based on comparable sales data and an estimated refurb cost. It does not currently account for seller motivation signals, nearby planning applications, or the area's wider demographic profile — see the relevant sections elsewhere in this report for those. Not financial advice.
| Est. reno cost | Unknown — score listing |
| GDV (comp median) | £195,442 |
| 75% remortgage | £146,582 |
| Cash left in deal | £27,868 (41% recycled) |
| Est. BTL cashflow | +£175/mo |
| Gross margin | £-4,950 |
| Reno cost (est.) | –£4,500 |
| Buy + sell costs | –£15,471 |
| Net profit | £-24,921 (-53.0% ROI) |
| SA gross/mo | £1,044 |
| SA net/mo | £769 |
| BTL est./mo | £1,209 |
| SA vs BTL uplift | £-165/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £183,018 | +£13,068 | £48,894 | +£6,406 (3.8%) |
| 5 years | £192,283 | +£22,333 | £55,796 | +£13,309 (7.8%) |
| 7 years | £202,017 | +£32,067 | £63,048 | +£20,561 (12.1%) |
Projections: 2.5% pa UK-wide HPI assumption (not location-adjusted), 75% LTV IO mortgage redeemed at sale, 1.5% EA, £1,500 legal, 24% CGT above £3k allowance. Not financial advice.
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📈 Rental Yield & ROI Forecast
Compound-growth projection: 2.5% annual rent growth + 3% capital growth. IO mortgage throughout. For illustration only.
| Year | Est. Rent/yr | Est. Value | Net Income/yr | Cum. Cashflow | Total Return | ROI on Cash Invested |
|---|---|---|---|---|---|---|
| Yr 1 | £14,514 | £175,048 | £10,005 | £3,632 | £8,730 | 15.6% |
| Yr 3 | £15,248 | £185,709 | £10,534 | £11,686 | £27,445 | 49.0% |
| Yr 5 | £16,020 | £197,019 | £11,090 | £20,837 | £47,906 | 85.6% |
| Yr 10 | £18,126 | £228,399 | £12,605 | £48,893 | £107,341 | 191.7% |
| Yr 15 | £20,508 | £264,777 | £14,320 | £85,115 | £179,941 | 321.4% |
| Yr 20 | £23,202 | £306,949 | £16,261 | £130,576 | £267,575 | 478.0% |
| Yr 25 | £26,251 | £355,838 | £18,456 | £186,492 | £372,379 | 665.2% |
| Yr 30 | £29,701 | £412,513 | £20,940 | £254,234 | £496,798 | 887.4% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
Planning Applications Nearby (within 0.5 miles)
5 planning applications found within 0.5 miles — 🔒 sign in for references, descriptions and status
View all planning applications on your dashboard →
● Approved ● Pending ● Refused
🌎 Area Profile — North West England ⓘ What are deciles?
📄 Lease Information
Estimated remaining lease: 930 years.
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,028 | 7.3% | 4.5% | £-59 | -5.6% |
| Conservative | £1,125 | 7.9% | 5.3% | £166 | 4.4% |
| Base | £1,210 | 8.5% | 5.9% | £303 | 8.8% |
| Optimistic | £1,307 | 9.2% | 6.6% | £452 | 13.8% |
| Bull | £1,428 | 10.1% | 7.4% | £623 | 20.2% |
⚠ Condition Flags
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●8.54% |
| Net Yield | ●5.89% |
| Net Annual Income | £10,009 |
| Deductions: void 8% (−£1,161) · mgmt 10% (−£1,451) · maint 10% (−£1,451) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £530 |
| Monthly Cashflow (IO) | ●£304 |
| Cash-on-Cash Return | ●6.49% |
| 5-Year IRR | ●8.8% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £9,396 |
| SDLT Effective Rate | 5.53% |
| SDLT (Company) | £9,396 |
| Section 24 Extra Tax/yr (higher rate) | £1,275 |
| SPV Annual Saving | £2,463 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £197,019 |
| Less: Purchase Price | −£169,950 |
| Less: Buying Costs (SDLT + legal) | −£11,996 |
| Less: Selling Costs (est. 2.5%) | −£4,925 |
| = CGT Net Gain (5yr) | £10,148 |
| CGT at 24% | £1,715 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,028 | 7.3% | 4.5% | £-59 | -5.6% |
| Conservative | £1,125 | 7.9% | 5.3% | £166 | 4.4% |
| Base | £1,210 | 8.5% | 5.9% | £303 | 8.8% |
| Optimistic | £1,307 | 9.2% | 6.6% | £452 | 13.8% |
| Bull | £1,428 | 10.1% | 7.4% | £623 | 20.2% |
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