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Semi-Detached · 3 bed
Supports major UK property portals
Suggested Offer Range
Already 11% below the area median — some negotiation possible but limited margin. Note: listed as "Offers Over" — vendor expects full asking price or above.
🔨 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 | £550 |
| Bedroom 2 | £550 |
| Bedroom 3 | £550 |
| 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
- £220,000
- Property Type
- Semi-Detached
- Bedrooms
- 3
- Bathrooms
- N/A
- Est. Floor Area
- 900–1,000 sqft (est.)
- Article 4 Area
- ⚠️ Yes — SA/HMO may need planning consent
All yield, cashflow, SDLT, CGT and mortgage figures on this page are calculated on the estimated effective purchase cost — not the guide price shown above.
| Guide price | £220,000 |
| Estimated hammer (mid) | £264,000 (guide × 1.20 — typical range is +10–35%) |
| Buyer’s premium (4% + VAT = 4.8%) | £12,672 |
| Legal fees (est.) | £1,500 |
| Effective purchase cost | £278,172 (+26.4% vs guide) |
Guide prices can change before auction day. Always verify the reserve price and obtain legal pack before bidding.
📈 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 | £12,100 | £226,600 | £8,267 | £17 | £6,617 | 9.2% |
| Yr 3 | £12,713 | £240,400 | £8,708 | £710 | £21,110 | 29.3% |
| Yr 5 | £13,356 | £255,040 | £9,171 | £2,318 | £37,358 | 51.9% |
| Yr 10 | £15,111 | £295,662 | £10,435 | £10,654 | £86,315 | 119.9% |
| Yr 15 | £17,097 | £342,753 | £11,865 | £25,798 | £148,551 | 206.3% |
| Yr 20 | £19,344 | £397,344 | £13,482 | £48,645 | £225,990 | 313.9% |
| Yr 25 | £21,886 | £460,631 | £15,313 | £80,207 | £320,839 | 445.6% |
| Yr 30 | £24,762 | £533,998 | £17,383 | £121,630 | £435,628 | 605.0% |
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?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,085 | 4.7% | 2.9% | £-462 | -13.4% |
| Conservative | £1,187 | 5.1% | 3.4% | £-163 | -2.1% |
| Base | £1,276 | 5.5% | 3.8% | £12 | 2.7% |
| Optimistic | £1,378 | 5.9% | 4.2% | £200 | 8.2% |
| Bull | £1,506 | 6.5% | 4.8% | £412 | 15.1% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●5.5% |
| Net Yield | ●3.8% |
| Net Annual Income | £10,580 |
| Deductions: void 8% (−£968) · mgmt 10% (−£1,210) · maint 10% (−£1,210) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £868 |
| Monthly Cashflow (IO) | ●£14 |
| Cash-on-Cash Return | ●0.16% |
| 5-Year IRR | ●2.7% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £17,817 |
| SDLT Effective Rate | 6.41% |
| SDLT (Company) | £17,817 |
| Section 24 Extra Tax/yr (higher rate) | £2,086 |
| SPV Annual Saving | £2,777 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £322,478 |
| Less: Purchase Price | −£278,172 |
| Less: Buying Costs (SDLT + legal) | −£20,417 |
| Less: Selling Costs (est. 2.5%) | −£8,062 |
| = CGT Net Gain (5yr) | £15,827 |
| CGT at 24% | £3,078 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,085 | 4.7% | 2.9% | £-462 | -13.4% |
| Conservative | £1,187 | 5.1% | 3.4% | £-163 | -2.1% |
| Base | £1,276 | 5.5% | 3.8% | £12 | 2.7% |
| Optimistic | £1,378 | 5.9% | 4.2% | £200 | 8.2% |
| Bull | £1,506 | 6.5% | 4.8% | £412 | 15.1% |
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