UK DatabaseListingsWeaste Road, SALFORD
Yield Trap Advisory: High CapEx Risk (Sub-£100k Regional)

Properties listed under £100,000 boasting 34.15% gross yields frequently require substantial capital expenditure (£15,000 to £30,000+) in structural repairs, heating modernization, and EPC C energy efficiency retrofits to become lettable. Compare the raw asking metrics against all-in underwriting below.

Est. CapEx: +£21,000
Weaste Road, SALFORD
34.15% Gross YieldSALFORD ClusterLeasehold (Leasehold)
SALFORDFlat

Weaste Road, SALFORD

Asking Price
£55,000
High Rental Yield Ranking
Net Cashflow+£1,198/mo
Est. Gross Rent£1,565/mo
25% Deposit£13,750
2026 SDLT£2,750
First Home 95% Mortgage£2,750 deposit (5%) • £0 FTB Stamp Duty
Check Affordability
View Original Listing on Portal

BTL Capital

Purchase Price£55,000
25% Cash Deposit£13,750
2026 5% SDLT£2,750
Legal & Survey Est.£1,500
Total Upfront Cash£18,000

First Home (95%)

FTB Route
5% Cash Deposit£2,750
FTB Stamp Duty£0 (£0 Relief)
30yr Repayment (5%)£280/mo
4.5× Income Needed£11,611/yr
Vs Local RentSAVE £1,285/MO

Operating Cashflow

Gross Monthly Rent+£1,565
75% Mortgage (5.2%)-£179
Agency & Void Buffer-£188
Estimated Net Annual£14,376/yr
Cash-on-Cash ROCE79.9% Return

Bank Stress Test (ICR)

PRA Stress Rate5.50%
Stress Interest Due£189/mo
Actual Rental Cover828% ICR
SPV / Ltd Co (125%)CLEARANCE PASS
Personal (145%)CLEARANCE PASS
CapEx, Refurbishment & EPC C Underwriting

True All-In Financial Underwriting

Real-world stress testing accounting for cosmetic refurbishment, structural wear, 10% contingency, and proposed 2028–2030 MEES EPC C compliance.

High CapEx Trap Check
Acquisition Cost
Asking: £55,000
£76,000
+£21,000 Refurb & EPC Budget
Gross Rental Yield
Headline: 34.15%
24.71% All-In
Based on £1,565/mo (£18,780/yr)
Total Cash Required
Raw Cash: £18,000
£39,000
Deposit + SDLT + Legal + Total Works
Net Annual ROCE
Raw ROCE: 79.9%
36.86% True
Net Rent / Total Cash Out-of-Pocket

Itemized CapEx Allocation

Base Refurbishment (MEDIUM REFURB)£15,000
10% Unforeseen Contingency Buffer+£1,500
EPC C Retrofit Allowance (Band D Baseline)+£4,500
Total Capital Expenditure Reserve£21,000

Includes loft insulation top-up, smart controls/TRVs, heating commissioning, and localized cosmetic upgrades.

BRRR Refinance & Equity Model (25% Uplift)

Target Gross Development Value (GDV)~£95,000
75% LTV Refinance Mortgage£71,250
Estimated Capital Recycled£39,000
Net Capital Left In Deal£0

Estimated equity uplift of £19,000 upon completion of works. Refinance subject to 6-month ownership rule and surveyor valuation.

Tenure & Service Charge

Leasehold

Leasehold apartments require annual service charges (est. £1,400/yr) and ground rent (est. £150/yr), reducing monthly net cashflow by ~£129/mo.

Tenure Typeleasehold
Unexpired TermN/A (Freehold Interest)
Est. Service Charge£1,400 / yr
Est. Ground Rent£150 / yr
Net Annual Tenure Deductions:-£1,550 / yr
Section 24 & SPV Modeling

SPV vs. Personal Name

Holding this property inside a Limited Company (SPV) saves approx. £3,123/yr in tax because 100% of mortgage interest is tax-deductible against 19% Corporation Tax.

Personal Tax (40% Higher Rate)£5,560 / yr
SPV Corporation Tax (19%)£2,437 / yr
Personal Post-Tax Cashflow£606 / mo
SPV Post-Tax Cashflow£866 / mo
Annual Tax Saved via SPV:+£3,123 / yr
HMO & Article 4 Planning

Multi-Let Potential

No citywide Article 4 restriction detected. Standard Permitted Development rights (Class L) may apply, subject to local council licensing rules.

Single Family AST Rent£1,565 / mo
Est. HMO Room Revenue£1,100 / mo
Bills & Utilities Buffer-£270 / mo
Mandatory Licensing (5+ beds)Standard HMO
Net HMO Monthly Uplift:+£-735 / mo vs AST

Institutional Investor Notice & 2026 Tax Rules:

Calculations account for the Autumn Budget residential second-home Stamp Duty surcharge (5% on the initial £250,000 bracket). Mortgage figures are simulated based on standard 75% LTV buy-to-let interest-only products at 5.2%. Independent professional conveyancing and financial advice should always be obtained prior to exchange of contracts.
UK Finance PartnerBTL • Remortgage • Auction Bridging

Need a 20% deposit Buy-to-Let mortgage, equity release remortgage, or 28-day auction bridging facility?

Model Stress Test