🔒 Sign in to view the address — Salford
Semi-Detached · 3 bed
Supports major UK property portals
Suggested Offer Range
Already 10% 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: 8/10 · North West rates
| Room | Estimated Refurb Cost |
|---|---|
| Kitchen | £700 |
| Bathroom | £500 |
| Living Room | £300 |
| Hallway / Stairs | £100 |
| Master Bedroom | £200 |
| Bedroom 2 | £200 |
| Bedroom 3 | £200 |
| Total Estimated Refurb | £1,800 |
⚠ 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
- £265,000
- Property Type
- Semi-Detached
- Bedrooms
- 3
- Bathrooms
- N/A
- Est. Floor Area
- 800–900 sqft (est.)
- Article 4 Area
- ⚠️ Yes — SA/HMO may need planning consent
📈 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 | £15,317 | £272,950 | £10,583 | £646 | £8,596 | 9.9% |
| Yr 3 | £16,092 | £289,573 | £11,142 | £2,771 | £27,344 | 31.5% |
| Yr 5 | £16,907 | £307,208 | £11,728 | £6,056 | £48,263 | 55.6% |
| Yr 10 | £19,129 | £356,138 | £13,328 | £19,729 | £110,866 | 127.7% |
| Yr 15 | £21,643 | £412,861 | £15,138 | £42,020 | £189,881 | 218.6% |
| Yr 20 | £24,487 | £478,619 | £17,185 | £74,063 | £287,682 | 331.2% |
| Yr 25 | £27,704 | £554,851 | £19,502 | £117,138 | £406,989 | 468.6% |
| Yr 30 | £31,345 | £643,225 | £22,123 | £172,695 | £550,919 | 634.3% |
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: 242 years.
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,085 | 4.9% | 3.0% | £-409 | -12.6% |
| Conservative | £1,187 | 5.4% | 3.6% | £-117 | -1.4% |
| Base | £1,276 | 5.8% | 4.0% | £54 | 3.4% |
| Optimistic | £1,378 | 6.2% | 4.4% | £237 | 8.8% |
| Bull | £1,506 | 6.8% | 5.0% | £445 | 15.6% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●5.78% |
| Net Yield | ●3.99% |
| Net Annual Income | £10,580 |
| Deductions: void 8% (−£1,225) · mgmt 10% (−£1,532) · maint 10% (−£1,532) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £826 |
| Monthly Cashflow (IO) | ●£56 |
| Cash-on-Cash Return | ●0.74% |
| 5-Year IRR | ●3.4% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £16,500 |
| SDLT Effective Rate | 6.23% |
| SDLT (Company) | £16,500 |
| Section 24 Extra Tax/yr (higher rate) | £1,988 |
| SPV Annual Saving | £2,751 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £307,208 |
| Less: Purchase Price | −£265,000 |
| Less: Buying Costs (SDLT + legal) | −£19,100 |
| Less: Selling Costs (est. 2.5%) | −£7,680 |
| = CGT Net Gain (5yr) | £15,428 |
| CGT at 24% | £2,983 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,085 | 4.9% | 3.0% | £-409 | -12.6% |
| Conservative | £1,187 | 5.4% | 3.6% | £-117 | -1.4% |
| Base | £1,276 | 5.8% | 4.0% | £54 | 3.4% |
| Optimistic | £1,378 | 6.2% | 4.4% | £237 | 8.8% |
| Bull | £1,506 | 6.8% | 5.0% | £445 | 15.6% |
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