6-bed semi-detached for sale in Manchester M8 — £479K | Dwelfy

Deals · M8 · Woodlands Rd, Manchester M8

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Thin — worth an offer, not the asking price

Rented normally, you'd make about £45 a month.

That is thin: one empty month wipes out a year of that profit. The rent is our own estimate, not a signed tenancy. The problem is the gap between them is too small to absorb anything going wrong.

Woodlands Rd, Manchester M8

6 BED SEMI-DETACHEDListed 55d ago

£479,000

Why it works

7.32% return before costs — above-market
Rent over price, before any costs. Useful for comparing streets; it is not money you keep.Two properties on the same yield can leave you very different amounts. See what you keep →
10.6% Rent by the room return before costs (net 5.93% after CapEx + bills) — conversion play
Letting by the room, after the conversion. The whole gap between this and the plain rent is the reason to do the work.It needs the rooms, the licence and — in an Article 4 area — planning permission. None of those is automatic. See the conversion →
Long lease (932 yrs) — no short-lease drag
Long enough that lease length is a non-issue — no extension, no lender problem.

Why to be cautious

No EPC band on record — the rating decides whether you may legally rent it out
An F or G rating has made a property unlettable on new tenancies since April 2020, and every rent figure on this page assumes it can be let.Free to check on the government EPC register in under a minute — do it before you offer, not after.
Article 4 in area — Rent by the room conversion needs planning permission
The council has removed the automatic right to convert to a shared house here — it needs planning permission.It does not affect letting the property normally, and permission is often granted. It is a step, not a wall. See who decides →
Service charge unknown — could swing £100-300/mo
The listing does not state it, and on a flat it can be anything from £60 to £300 a month.It leaves before any rent does, whether or not anyone is living there. Ask the managing agent for the last two years, and whether major works are planned.
-0.1% a year over five years — you tie up a lot of cash for what it returns
The capital you tie up is large relative to what the deal returns over five years.A lower offer or a smaller deposit changes this more than a higher rent does. Try a lower offer →

What would have to be true?
Nothing — it works at the asking price
The rent covers the mortgage, the running costs and the tax at the £479,000 asked, so there is no discount this card has to name. A lower price would be upside, not a condition.
worked back from the rent

Is it a good location?
No school rated Good or better in this postcode area
2 schools in this postcode area, none rated Good or better and flood risk checking… — open for the map, the schools and the rest.
Article 4Planning permission required to let by the room
postcode area, not this address

Ready to move on this deal?

Generates an offer pack with your numbers & sources — take it to the agent.

Listing seen …

What if…

Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent).

You keep£45/mo

All-in cash£201,204

Payback374.5 yrs

Offer

Deposit

Mortgage rate

The dial above is the rate you would be quoted. Every figure on this page is worked at 6.50% — that rate plus a 0.75pp premium lenders add on a limited-company purchase.

Standard rental

Rent

Empty weeks a year

Doing it up

Estimated, not surveyed — nobody has been inside.

More assumptions10

Mortgage term

Fixed for

Stress rate

Solicitor + survey

Lender fees

Letting agent

Insurance

Maintenance

Service charge

Ground rent

Where these figures came from16

Offer the asking price£479,000Asking price from listing

Deposit a typical assumption25%Standard 75% LTV for BTL

Mortgage rate a typical assumption5.75%5-year fixed at 75% LTV — 5.75% (as of 2026-09-14). 5.75% headline + 0.75pp limited-company product premium = 6.50% charged in this model.

Rent worked out from local rents£2,921/moEstimated rent from 1 comparables — verify. Range £2,483–£3,436/mo.

Empty weeks a year a typical assumption2 wksTypical voids for BTL

Doing it up a typical figure, not a quote£32,844Per-property refurb estimate from the element rate-card model (£24,633–£45,982 range), VAT-inclusive

Mortgage term a general default, not this property25 yrs

Fixed for a typical assumption5 yrsFixed for 5 years (5-year fixed at 75% LTV); after the fix the projection charges the reversion rate — a stated assumption, not a forecast.

Stress rate a typical assumption7.50%The higher of 5.5% and your rate + 2 points (PRA SS13/16): 7.5%

Solicitor + survey a typical figure, not a quote£2,525Leasehold flat — £1,875 legal + £650 survey

Lender fees a typical figure, not a quote£8,1852% product fee on £359,250 loan + £1,000 booking fee

Letting agent a typical assumption10%Typical BTL agency rate

Insurance a typical figure, not a quote£40/moTypical BTL building+landlord cover for £400K+

Maintenance a typical figure, not a quote£67/moSemi/flat: £67/mo proxy

Service charge a typical figure, not a quote£150/moLeasehold fallback: £1,800/yr proxy — confirm with managing agent

Ground rent a typical figure, not a quote£1/moFrom listing description: £6/yr

These are this page’s own derivation notes, unedited. A figure marked a typical figure, not a quote is our model of a cost for a property of this kind in this area — not a price anybody has given you, and the first thing worth replacing with a real one.

Notes

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Listed by

Switch Properties North

0161 937 3026 View on portal

Asking price£479,000

Rented normally, you'd make about £45 a month.

Will it pay?Calculator£45 of every £2,921 is yours to keep, each monthYou keep 2p of every pound of rent. The mortgage takes 67p.£1,946 mortgage£2,921 rent in£45 yours£150 of that is a guess — no service charge published.□ service charge not published2 empty weeks a year assumed

What if I change my assumptions?The dialsAt the asking price, 25% deposit, 6.50% chargedChange any of these 16 and every card on this page changes with it. The 6.50% is the 5.75% quoted plus a company premium.◧ worked out from local rents

What will it cost me to buy?Breakdown£168,360 + refurb costs£48,610 of that never comes back — stamp duty, solicitor and lender fees.£168,360 to buy itdeposit · stamp duty · solicitor · fees~£32,844, unseen□ works not inspected

What would have to be true?Nothing — it works at the asking priceThe rent covers the mortgage, the running costs and the tax at the £479,000 asked, so there is no discount this card has to name. A lower price would be upside, not a condition.◧ worked back from the rent

What could kill thisThe checksThe council here has taken away the automatic right to rent this out by the roomYou would have to apply for permission first, and the council can say no.2 problems found · 3 came back clear · 4 we could not check■ from the Article 4 maplisting last seen 14 Sep 2026

What would have to be true?
Nothing — it works at the asking price
The rent covers the mortgage, the running costs and the tax at the £479,000 asked, so there is no discount this card has to name. A lower price would be upside, not a condition.
worked back from the rent