🔒 Sign in to view the address — Salford
Semi-Detached · 3 bed
Supports major UK property portals
Suggested Offer Range
Asking price is 6% above the area median. Offers anchored to area median of £263,000. Note: listed as "Offers Over" — vendor expects full asking price or above.
🔨 Refurb Cost Estimate
Estimated (no AI photo score yet) · North West rates
| Room | Estimated Refurb Cost |
|---|---|
| Kitchen | £3,400 |
| Bathroom | £2,500 |
| Living Room | £1,450 |
| Hallway / Stairs | £550 |
| Master Bedroom | £1,100 |
| Bedroom 2 | £1,100 |
| Bedroom 3 | £1,100 |
| Total Estimated Refurb | £10,800 |
⚠ 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
- £280,000
- 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 | £15,316 | £288,400 | £10,583 | £83 | £8,483 | 9.2% |
| Yr 3 | £16,091 | £305,964 | £11,141 | £1,082 | £27,045 | 29.4% |
| Yr 5 | £16,906 | £324,597 | £11,727 | £3,239 | £47,836 | 51.9% |
| Yr 10 | £19,128 | £376,297 | £13,327 | £14,096 | £110,392 | 119.9% |
| Yr 15 | £21,641 | £436,231 | £15,137 | £33,570 | £189,801 | 206.1% |
| Yr 20 | £24,485 | £505,711 | £17,184 | £62,794 | £288,505 | 313.3% |
| Yr 25 | £27,702 | £586,258 | £19,501 | £103,050 | £409,308 | 444.4% |
| Yr 30 | £31,343 | £679,633 | £22,122 | £155,788 | £555,421 | 603.1% |
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 | 4.6% | 2.9% | £-470 | -13.5% |
| Conservative | £1,187 | 5.1% | 3.4% | £-169 | -2.2% |
| Base | £1,276 | 5.5% | 3.8% | £7 | 2.7% |
| Optimistic | £1,378 | 5.9% | 4.2% | £195 | 8.1% |
| Bull | £1,506 | 6.5% | 4.7% | £407 | 15.0% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●5.47% |
| Net Yield | ●3.78% |
| 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 | £873 |
| Monthly Cashflow (IO) | ●£9 |
| Cash-on-Cash Return | ●0.09% |
| 5-Year IRR | ●2.7% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £18,000 |
| SDLT Effective Rate | 6.43% |
| SDLT (Company) | £18,000 |
| Section 24 Extra Tax/yr (higher rate) | £2,100 |
| SPV Annual Saving | £2,780 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £324,597 |
| Less: Purchase Price | −£280,000 |
| Less: Buying Costs (SDLT + legal) | −£20,600 |
| Less: Selling Costs (est. 2.5%) | −£8,115 |
| = CGT Net Gain (5yr) | £15,882 |
| CGT at 24% | £3,092 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,085 | 4.6% | 2.9% | £-470 | -13.5% |
| Conservative | £1,187 | 5.1% | 3.4% | £-169 | -2.2% |
| Base | £1,276 | 5.5% | 3.8% | £7 | 2.7% |
| Optimistic | £1,378 | 5.9% | 4.2% | £195 | 8.1% |
| Bull | £1,506 | 6.5% | 4.7% | £407 | 15.0% |
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