For sale Flat

82 SUGAR MILL SQUARE

SALFORD, GREATER MANCHESTER M5 5EB

2 beds 1 baths 581 sq ft Listed 14 Jul 2026 (-18d)

£124,950

Save

# 2 bedroom apartment for sale (M5 5EB)

## Property Details

| Key | Value |
|-----|-------|
| Address | 82 SUGAR MILL SQUARE, SALFORD, GREATER MANCHESTER M5 5EB |
| Price | £124,950 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | A |
| Construction age | England and Wales: 2003-2006 |
| Floor area | 54 m² |
| Last sold | £65,500 Aug 2015 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 21/11/2028
- **Current heating cost:** £229/year

### Recommendations
- E (25)
- L2 (1,800)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9351-2852-6998-9328-9171)

## Description

This well-presented two-bedroom apartment offers a fantastic opportunity to acquire a bright and low-maintenance home in a highly convenient Salford location.

The heart of the property is a generous open-plan living space that seamlessly combines the kitchen, dining, and lounge areas. Flooded with natural light from large windows, this versatile room features practical wood-effect flooring and provides plenty of space for both relaxation and dining. The kitchen area is thoughtfully arranged with a range of wall and base units, a tiled splashback, and integrated cooking appliances, leaving clear space for additional freestanding white goods.

A welcoming central hallway leads to the rest of the accommodation. Both bedrooms are well-proportioned, featuring large windows that frame open views and allow for plenty of natural daylight, finished with neutral decor and laminate flooring. The property is completed by a neat three-piece family bathroom, consisting of a panelled bath with a wall-mounted shower and glass screen, a pedestal hand wash basin, and a low-level WC, all complemented by classic wall tiling.

Situated within the popular Sugar Mill Square development, this apartment provides a brilliant balance of space and comfort, making it a must-see for anyone looking to live or invest in the area.

In accordance with UK Anti-Money Laundering Regulations, Lawrence Copeland is required to verify the identity of all purchasers. Identity checks are carried out by an independent third-party provider and are subject to a fee of **£30 + VAT (£36 inc. VAT) per person**, payable by the purchaser. This fee is non-refundable. A Memorandum of Sale cannot be issued until these checks have been completed. Proof of funds and solicitor details will also be required.

## Property Photos

- ![Photo](/listings/photos/90856419/1633804)
- ![Photo](/listings/photos/90856419/1633805)
- ![Photo](/listings/photos/90856419/1633806)
- ![Photo](/listings/photos/90856419/1633807)
- ![Photo](/listings/photos/90856419/1633808)
- ![Photo](/listings/photos/90856419/1633809)
- ![Photo](/listings/photos/90856419/1633810)
- ![Photo](/listings/photos/90856419/1633811)
- ![Photo](/listings/photos/90856419/1633812)

## Floorplans

- ![Floorplan 1](/listings/photos/90856419/1633813) - Floorplan 1

## EPC Graphs

- ![EPC](/listings/photos/90856419/1633814) - EPC

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 82 SUGAR MILL SQUARE, SALFORD, GREATER MANCHESTER, M5 5EB | £65,500 | 03/08/2015 | Flat |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| [Same street] 31 SUGAR MILL SQUARE, SALFORD, GREATER MANCHESTER, M5 5EB | £135,000 | 25/11/2025 | Flat |
| CITY LINK 1215 HESSEL STREET, SALFORD, GREATER MANCHESTER, M50 1DJ | £45,000 | 17/07/2025 | Flat |
| [Same street] 18 SUGAR MILL SQUARE, SALFORD, GREATER MANCHESTER, M5 5EB | £116,000 | 19/05/2025 | Flat |
| HYNDMAN COURT FLAT 19 SHEADER DRIVE, SALFORD, GREATER MANCHESTER, M5 5BX | £113,000 | 19/12/2023 | Flat |
| CITY LINK 2701 HESSEL STREET, SALFORD, GREATER MANCHESTER, M50 1DB | £102,000 | 07/12/2023 | Flat |
| WILEMAN COURT FLAT 21 SHEADER DRIVE, SALFORD, GREATER MANCHESTER, M5 5BU | £110,000 | 20/11/2023 | Flat |
| ANTHISTLE COURT FLAT 26 SHEADER DRIVE, SALFORD, GREATER MANCHESTER, M5 5BY | £108,000 | 05/06/2023 | Flat |
| [Same street] 42 SUGAR MILL SQUARE, SALFORD, GREATER MANCHESTER, M5 5EB | £150,000 | 19/05/2023 | Flat |
| [Same street] 23 SUGAR MILL SQUARE, SALFORD, GREATER MANCHESTER, M5 5EB | £110,000 | 31/03/2023 | Flat |
| CITY LINK 1231 HESSEL STREET, SALFORD, GREATER MANCHESTER, M50 1DJ | £93,000 | 17/01/2023 | Flat |
| ANTHISTLE COURT FLAT 21 SHEADER DRIVE, SALFORD, GREATER MANCHESTER, M5 5BY | £135,000 | 14/12/2022 | Flat |
| [Same street] 35 SUGAR MILL SQUARE, SALFORD, GREATER MANCHESTER, M5 5EB | £125,000 | 30/09/2022 | Flat |
| 8 APARTMENT 14 BOROUGH ROAD, SALFORD, GREATER MANCHESTER, M50 1DX | £144,000 | 17/08/2022 | Flat |
| OLD CHURCH COURT, 40 APARTMENT 11 WEASTE ROAD, SALFORD, GREATER MANCHESTER, M5 5FW | £94,000 | 04/08/2022 | Flat |
| ANTHISTLE COURT FLAT 12 SHEADER DRIVE, SALFORD, GREATER MANCHESTER, M5 5BY | £123,600 | 27/07/2022 | Flat |
| 8 APARTMENT 11 BOROUGH ROAD, SALFORD, GREATER MANCHESTER, M50 1DX | £149,426 | 21/07/2022 | Flat |
| 8 APARTMENT 4 BOROUGH ROAD, SALFORD, GREATER MANCHESTER, M50 1DX | £165,132 | 27/06/2022 | Flat |
| [Same street] 40 SUGAR MILL SQUARE, SALFORD, GREATER MANCHESTER, M5 5EB | £125,000 | 24/06/2022 | Flat |
| [Same street] 59 SUGAR MILL SQUARE, SALFORD, GREATER MANCHESTER, M5 5EB | £105,000 | 23/06/2022 | Flat |
| ANTHISTLE COURT FLAT 6 SHEADER DRIVE, SALFORD, GREATER MANCHESTER, M5 5BY | £125,100 | 10/06/2022 | Flat |
| 8 APARTMENT 3 BOROUGH ROAD, SALFORD, GREATER MANCHESTER, M50 1DX | £152,000 | 26/05/2022 | Flat |
| HYNDMAN COURT FLAT 25 SHEADER DRIVE, SALFORD, GREATER MANCHESTER, M5 5BX | £122,000 | 29/04/2022 | Flat |
| 8 APARTMENT 17 BOROUGH ROAD, SALFORD, GREATER MANCHESTER, M50 1DX | £151,420 | 14/04/2022 | Flat |
| HYNDMAN COURT FLAT 14 SHEADER DRIVE, SALFORD, GREATER MANCHESTER, M5 5BX | £118,000 | 07/04/2022 | Flat |
| [Same street] 69 SUGAR MILL SQUARE, SALFORD, GREATER MANCHESTER, M5 5EB | £120,000 | 04/03/2022 | Flat |
| [Same street] 41 SUGAR MILL SQUARE, SALFORD, GREATER MANCHESTER, M5 5EB | £105,000 | 18/02/2022 | Flat |
| 8 APARTMENT 7 BOROUGH ROAD, SALFORD, GREATER MANCHESTER, M50 1DX | £160,641 | 15/02/2022 | Flat |
| 8 APARTMENT 16 BOROUGH ROAD, SALFORD, GREATER MANCHESTER, M50 1DX | £154,379 | 10/01/2022 | Flat |
| 8 APARTMENT 2 BOROUGH ROAD, SALFORD, GREATER MANCHESTER, M50 1DX | £188,000 | 05/01/2022 | Flat |
| [Same street] 12 SUGAR MILL SQUARE, SALFORD, GREATER MANCHESTER, M5 5EB | £92,000 | 26/11/2021 | Flat |
| [Same street] 39 SUGAR MILL SQUARE, SALFORD, GREATER MANCHESTER, M5 5EB | £107,000 | 02/11/2021 | Flat |
| [Same street] 63 SUGAR MILL SQUARE, SALFORD, GREATER MANCHESTER, M5 5EB | £88,000 | 02/11/2021 | Flat |
| [Same street] 61 SUGAR MILL SQUARE, SALFORD, GREATER MANCHESTER, M5 5EB | £98,000 | 09/09/2021 | Flat |
| [Same street] 27 SUGAR MILL SQUARE, SALFORD, GREATER MANCHESTER, M5 5EB | £103,000 | 08/08/2021 | Flat |

**Street average:** £112,786 (14 sales)
**Area average:** £127,685 (20 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £198,695 (79 Flat, M5, 2024–2026)
- **Deviation:** -37.1%

## Rental Range

*ONS Price Index of Private Rents (Salford). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,048/mo
- **Realistic:** £1,164/mo
- **Optimistic:** £1,280/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Richmond & Hambleton (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £549/mo

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Terraced House, Wychbury Street, M6 | £1,250/mo | 2 | 0.42 miles | OpenRent |
| 2 Bed Terraced House, Wychbury Street, M6 | £1,300/mo | 2 | 0.42 miles | OpenRent |
| 2 Bed Terraced House, Fram St, M6 | £950/mo | 2 | 0.45 miles | OpenRent |
| 2 Bed Terraced House, Kara St, M6 | £1,000/mo | 2 | 0.5 miles | OpenRent |
| 2 Bed Terraced House, Liverpool St, M6 | £1,200/mo | 2 | 0.52 miles | OpenRent |
| 2 Bed Flat, Langworthy Road, M5 | £1,295/mo | 2 | 0.57 miles | OpenRent |

**Average rent: £1,166/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.98% (okay)
- **Max investor price (0.8%):** £153,125
- **Target investor price (1%):** £122,500

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,225/mo).*

- **Gross yield:** 11.8%
- **Cost-to-rent:** 8.5×
- **Monthly cashflow:** £585/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 19.4%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Price per Square Metre

- **£/m²:** £2,314/m²

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** -7.4%
- **10y growth:** 33.6%

## House Price Index (HM Land Registry)

*Official index for Salford; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -5%
- **5y growth (index):** 17.3%
- **10y growth (index):** 75%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

Photo 1 Photo 2 Photo 3 Photo 4 Photo 5 Photo 6 Photo 7 Photo 8 Photo 9

/ 9

Property details

Tenure

LEASEHOLD

Floor area

54 m²

Council tax band

EPC rating

Year built

England and Wales: 2003-2006

Last sold

£65,500 Aug 2015

Price per m²

£2,314/m²

Local average

£198,695 (-37.1%)

Street crime

0 incidents within 1 mile (May 2026)

Key features

Two well-proportioned bedrooms
Open-plan living, dining, and kitchen area
Fitted kitchen with integrated oven and hob
Positioned within the popular Sugar Mill Square development in M5
Parking

Additional details

Broadband: ADSL copper wire
Parking: Yes
Listed property: No
Restrictions: No
Required access: No
Rights of way: No
Flooded in last 5 years: No
Flood defences: No

Description

This well-presented two-bedroom apartment offers a fantastic opportunity to acquire a bright and low-maintenance home in a highly convenient Salford location.

The heart of the property is a generous open-plan living space that seamlessly combines the kitchen, dining, and lounge areas. Flooded with natural light from large windows, this versatile room features practical wood-effect flooring and provides plenty of space for both relaxation and dining. The kitchen area is thoughtfully arranged with a range of wall and base units, a tiled splashback, and integrated cooking appliances, leaving clear space for additional freestanding white goods.

A welcoming central hallway leads to the rest of the accommodation. Both bedrooms are well-proportioned, featuring large windows that frame open views and allow for plenty of natural daylight, finished with neutral decor and laminate flooring. The property is completed by a neat three-piece family bathroom, consisting of a panelled bath with a wall-mounted shower and glass screen, a pedestal hand wash basin, and a low-level WC, all complemented by classic wall tiling.

Situated within the popular Sugar Mill Square development, this apartment provides a brilliant balance of space and comfort, making it a must-see for anyone looking to live or invest in the area.

In accordance with UK Anti-Money Laundering Regulations, Lawrence Copeland is required to verify the identity of all purchasers. Identity checks are carried out by an independent third-party provider and are subject to a fee of £30 + VAT (£36 inc. VAT) per person, payable by the purchaser. This fee is non-refundable. A Memorandum of Sale cannot be issued until these checks have been completed. Proof of funds and solicitor details will also be required.

Listed by

Salford

The Property Franchise Group

Reference: 90856419

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 22/11/2018

Expiry date: 21/11/2028

Current heating cost: £229/year

Potential heating cost: £144/year

Recommendations

Low energy lighting for all fixed outlets (25)
High heat retention storage heaters (1,800)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC

Price history

Event	Date	Price	% change
Listed for sale	—	£124,950	+90.8%
Sold	03/08/2015 (10 years ago)	£65,500	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
Same street 31 SUGAR MILL SQUARE, SALFORD, GREATER MANCHESTER, M5 5EB	£135,000	25/11/2025	Flat
CITY LINK 1215 HESSEL STREET, SALFORD, GREATER MANCHESTER, M50 1DJ	£45,000	17/07/2025	Flat
Same street 18 SUGAR MILL SQUARE, SALFORD, GREATER MANCHESTER, M5 5EB	£116,000	19/05/2025	Flat
HYNDMAN COURT FLAT 19 SHEADER DRIVE, SALFORD, GREATER MANCHESTER, M5 5BX	£113,000	19/12/2023	Flat
CITY LINK 2701 HESSEL STREET, SALFORD, GREATER MANCHESTER, M50 1DB	£102,000	07/12/2023	Flat
WILEMAN COURT FLAT 21 SHEADER DRIVE, SALFORD, GREATER MANCHESTER, M5 5BU	£110,000	20/11/2023	Flat
ANTHISTLE COURT FLAT 26 SHEADER DRIVE, SALFORD, GREATER MANCHESTER, M5 5BY	£108,000	05/06/2023	Flat
Same street 42 SUGAR MILL SQUARE, SALFORD, GREATER MANCHESTER, M5 5EB	£150,000	19/05/2023	Flat
Same street 23 SUGAR MILL SQUARE, SALFORD, GREATER MANCHESTER, M5 5EB	£110,000	31/03/2023	Flat
CITY LINK 1231 HESSEL STREET, SALFORD, GREATER MANCHESTER, M50 1DJ	£93,000	17/01/2023	Flat
ANTHISTLE COURT FLAT 21 SHEADER DRIVE, SALFORD, GREATER MANCHESTER, M5 5BY	£135,000	14/12/2022	Flat
Same street 35 SUGAR MILL SQUARE, SALFORD, GREATER MANCHESTER, M5 5EB	£125,000	30/09/2022	Flat
8 APARTMENT 14 BOROUGH ROAD, SALFORD, GREATER MANCHESTER, M50 1DX	£144,000	17/08/2022	Flat
OLD CHURCH COURT, 40 APARTMENT 11 WEASTE ROAD, SALFORD, GREATER MANCHESTER, M5 5FW	£94,000	04/08/2022	Flat
ANTHISTLE COURT FLAT 12 SHEADER DRIVE, SALFORD, GREATER MANCHESTER, M5 5BY	£123,600	27/07/2022	Flat
8 APARTMENT 11 BOROUGH ROAD, SALFORD, GREATER MANCHESTER, M50 1DX	£149,426	21/07/2022	Flat
8 APARTMENT 4 BOROUGH ROAD, SALFORD, GREATER MANCHESTER, M50 1DX	£165,132	27/06/2022	Flat
Same street 40 SUGAR MILL SQUARE, SALFORD, GREATER MANCHESTER, M5 5EB	£125,000	24/06/2022	Flat
Same street 59 SUGAR MILL SQUARE, SALFORD, GREATER MANCHESTER, M5 5EB	£105,000	23/06/2022	Flat
ANTHISTLE COURT FLAT 6 SHEADER DRIVE, SALFORD, GREATER MANCHESTER, M5 5BY	£125,100	10/06/2022	Flat
8 APARTMENT 3 BOROUGH ROAD, SALFORD, GREATER MANCHESTER, M50 1DX	£152,000	26/05/2022	Flat
HYNDMAN COURT FLAT 25 SHEADER DRIVE, SALFORD, GREATER MANCHESTER, M5 5BX	£122,000	29/04/2022	Flat
8 APARTMENT 17 BOROUGH ROAD, SALFORD, GREATER MANCHESTER, M50 1DX	£151,420	14/04/2022	Flat
HYNDMAN COURT FLAT 14 SHEADER DRIVE, SALFORD, GREATER MANCHESTER, M5 5BX	£118,000	07/04/2022	Flat
Same street 69 SUGAR MILL SQUARE, SALFORD, GREATER MANCHESTER, M5 5EB	£120,000	04/03/2022	Flat
Same street 41 SUGAR MILL SQUARE, SALFORD, GREATER MANCHESTER, M5 5EB	£105,000	18/02/2022	Flat
8 APARTMENT 7 BOROUGH ROAD, SALFORD, GREATER MANCHESTER, M50 1DX	£160,641	15/02/2022	Flat
8 APARTMENT 16 BOROUGH ROAD, SALFORD, GREATER MANCHESTER, M50 1DX	£154,379	10/01/2022	Flat
8 APARTMENT 2 BOROUGH ROAD, SALFORD, GREATER MANCHESTER, M50 1DX	£188,000	05/01/2022	Flat
Same street 12 SUGAR MILL SQUARE, SALFORD, GREATER MANCHESTER, M5 5EB	£92,000	26/11/2021	Flat
Same street 39 SUGAR MILL SQUARE, SALFORD, GREATER MANCHESTER, M5 5EB	£107,000	02/11/2021	Flat
Same street 63 SUGAR MILL SQUARE, SALFORD, GREATER MANCHESTER, M5 5EB	£88,000	02/11/2021	Flat
Same street 61 SUGAR MILL SQUARE, SALFORD, GREATER MANCHESTER, M5 5EB	£98,000	09/09/2021	Flat
Same street 27 SUGAR MILL SQUARE, SALFORD, GREATER MANCHESTER, M5 5EB	£103,000	08/08/2021	Flat

Street average: £112,786 (14 sales)

Area average: £127,685 (20 sales)

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth -7.4%

10y growth 33.6%

House Price Index (HM Land Registry — official index, not sold-price averages): Salford. Series: Flats and maisonettes. As of April 2026.

1y (index) -5%

5y (index) 17.3%

10y (index) 75%

Rental Range

Estimated market rent for Salford. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,048/mo

Realistic £1,164/mo

Optimistic £1,280/mo

Based on Local Authority from postcode lookup → Salford.

LHA (30th percentile) floor for Richmond & Hambleton: £549/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View M5 5EB

Address

Sugar Mill Square

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Eccles New Road/Weaste Tram Stop	0.1 miles
Bus stop	Weaste Road/Liverpool Street	0.1 miles
Shop	Wax Me	0.1 miles
Shop	The Barber Shop	0.1 miles
Hospital	Salford Gastric Bypass Surgery	0.6 miles
Train station	Eccles	1.1 miles
Train station	Salford Crescent	1.3 miles
University	UCEN Manchester (City Campus)	2.6 miles
University	University of Law	2.8 miles
Hospital	The Ailsa Craig Medical Practise	4.5 miles

Street-level crime

Category	Count
Total incidents	0

Within 1 mile during May 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
King of Kings	Other	0.3 miles	Requires improvement — 30 Jan 2024
St Luke's CofE Primary School	Primary	0.5 miles	Requires improvement — 8 Jul 2024
Willow Tree Primary School	Primary	0.5 miles	— (Inspected (no overall grade))
All Hallows RC High School	Secondary	0.6 miles	Good — 11 Dec 2013
AldridgeUTC@MediaCityUK	Secondary	0.7 miles	Good — 27 Apr 2023

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
2 Bed Terraced House, Wychbury Street, M6	£1,250/mo	2	0.42 miles	OpenRent
2 Bed Terraced House, Wychbury Street, M6	£1,300/mo	2	0.42 miles	OpenRent
2 Bed Terraced House, Fram St, M6	£950/mo	2	0.45 miles	OpenRent
2 Bed Terraced House, Kara St, M6	£1,000/mo	2	0.5 miles	OpenRent
2 Bed Terraced House, Liverpool St, M6	£1,200/mo	2	0.52 miles	OpenRent
2 Bed Flat, Langworthy Road, M5	£1,295/mo	2	0.57 miles	OpenRent

Average rent: £1,166/mo (6 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.98%

Max investor price (0.8%) £153,125

Target investor price (1%) £122,500

Gross yield 11.8%

Cost-to-rent ratio 8.5×

Monthly cashflow £585/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 19.4%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).