Skip to main contenthow this is calculated →
Year 5 disposal
⊞ View all 26
0/ 100
Weak
No rent data on file — verify locally before offering.
Why it works
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£576/mo — heavily negative — needs monthly capital injection
- No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.
- EPC band not stated — verify the certificate before offering (2030 MEES minimum is band C).
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£576/mo
You top up £576/mo
Price
£50K
No local sold comps to compare
Return · IRR
—
Not modelled
Cash to get in
£30K
Deposit + fees + refurb
5-yr return on cash -122%
How we define each return: On price — gross yield = annual rent ÷ purchase price. On cost — net yield ÷ total project cost (price + refurb + fees). On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
What-if calculator
Rates as of 20 May 2026Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer (£)
Monthly rent (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £12,500
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £37,500 loan + £1,000 booking fee
Running costs
Management10%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for sub-£200K
Maintenance (£/mo)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£576
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£203Mortgage£373Costs
Outgoings exceed rent — you top up £576/mo
Mortgage£203
Costs£373
Maintenance£67
Insurance£20
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£576
Returns
Return before costs on price0.00%
Cash return on cash-23.42%
Gross margin-£373
Cash needed£29,514
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Year-by-year Monthly profit (5-yr horizon)
Net Monthly profit after tax. Rent + costs compound at their growth rates; mortgage principal amortises year-by-year for repayment loans.
Mortgage paydownRent profitbefore price growth
Full year-by-year breakdown
| Year | Gross Rent | Op Costs | Mortgage | Equity Built | Tax | Net | Cumulative |
|---|---|---|---|---|---|---|---|
| Year 1 | £0 | £4,474 | £2,438 | £0 | £0 | -£6,911 | -£6,911 |
| Year 2 | £0 | £4,608 | £2,438 | £0 | £0 | -£7,045 | -£13,956 |
| Year 3 | £0 | £4,746 | £2,438 | £0 | £0 | -£7,183 | -£21,140 |
| Year 4 | £0 | £4,888 | £2,438 | £0 | £0 | -£7,326 | -£28,465 |
| Year 5 | £0 | £5,035 | £2,438 | £0 | £0 | -£7,472 | -£35,938 |
Disposal gain (gross)-£11,440
CGT£0
Net Disposal proceeds£53,824
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingUnknown
EPC& 2030 deadlineEPC register
EPC band not available in the listing. The 2030 MEES minimum is band C — verify the certificate before offering.
EPC band from listing · verify certificate before exchanging
Find EPC certificate →Cladding safety certificateNot stated on the listing
HeritageNot stated on the listing
Heritage& planning constraintsNHLE register
We don't ingest the NHLE bulk register, so we can't flag listed-building or conservation-area status for this address from our data alone. Use the official registry to verify before exchanging.
Area
Flood riskChecking…
FloodriskEA
Crime riskChecking…
Crimeriskpolice.uk
SchoolsChecking…
Schools& Ofsted catchmentGIAS register
No schools indexed for this postcode sector.
Investor
Tenant profileMixed demand
Tenant profilelikely cohortBB2 7AL · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Lancaster University · 32.9 km
Reason
Mixed-demand area without a single dominant tenant cohort. Local lettings agent can clarify.
Heuristic from postcode + bedrooms + nearest-university distance · verify locally
Refurb costEstimate ready
Refurb cost& works budgetQ1 2026 rates
New kitchen + bathroom + light replumb + decor.
Total estimate
2-bed · 1-bath · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,670–£10,530
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,910–£17,010
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history1674d on marketno cuts yet
Strategy matrix
Council lease wins — +£3,129/mo · £3,354/mo ahead of Housing-benefit rent
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 0.00% | -£576 | £29,514 | -121.8% | Low | Feasible |
| Housing-benefit rent | 11.38% | -£226 | £29,514 | -38.3% | Med | Feasible |
| ⭐ Council lease | 125.14% | +£3,129 | £29,514 | 676.6% | Low | Feasible |
| Refurb & refinance | 0.00% | -£576 | £36,320 | -98.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £69,570 | -15% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA East Lancs · cap £474/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- East Lancs
- LHA monthly cap:
- £474
- Scheme type:
- none
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
Ready to move on this deal?
Generates an offer pack with your numbers & sources — take it to the agent.
Pro analysis — outcome range, stress tests & portfolio impact
Local lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
+£1,060/mo cash flow vs Rent it out if converted to Rent by the room
57.60% Return before costs on price converted vs 0.00% as-is
As-is Rent it out
Monthly profit-£398
Return before costs on price0.00%
Cash needed£24,398
If converted to Rent by the room
Monthly profit+£662
Return before costs on price57.60%
Cash needed£40,398
Δ vs Rent it out Monthly profit+£1,060
Show conversion detail
Cannot Rent by the room:Only 2 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Conversion cost estimate
£30,000
Range: £25,500 – £34,500
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£15,933–£30,000full refurb + room split
⚠️ Capped at 60% of £50,000 asking (£30,000). Raw model: £42,690–£80,380. Verify with a surveyor before offering.
What's in this cost
- Kitchen£3,225–£6,449
- 1 × bathroom£2,127–£3,900
- Rewire£1,209–£2,116
- Replumb£907–£1,814
- Windows£3,023–£5,442
- Paint + decor£2,116–£3,930
- Flooring£3,325–£6,349
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- OutstandingTauheedul Islam Girls' High SchoolSecondary · Academy converter · BB2 7AD
- Not ratedBalderstone St Leonard's Church of England Voluntary Aided Primary SchoolPrimary · Voluntary aided school · BB2 7LL
- Not ratedMellor St Mary Church of England Primary SchoolPrimary · Voluntary aided school · BB2 7JT
- Not ratedSt Mary's Roman Catholic Primary School, OsbaldestonPrimary · Voluntary aided school · BB2 7HX
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
Annual gross rent£0
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£6,911
Exit costs
Projected sale price (5y · 2%/yr growth)£55,204
Capital gain (pre-CGT)£5,204
Sale costs (~2.5%)£1,380
CGT due (Ltd Co 25%)£0
No personal CGT — the gain is taxed at the company level (corporation tax) when the SPV disposes of the property.
Net 5y Monthly profit after CGT-£35,938
Rates as of Oct 2024
Acquisition costs
£29,514cash neededPurchase price£50,000
Deposit (25%)£12,500
Stamp duty+5% additional-property surcharge£2,500
Refurb£10,764
Legal + survey£2,000
Mortgage fees£1,750
Total cash neededdeposit + costs (loan covers the rest)£29,514
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A BEAUTIFUL GROUND FLOOR RETIREMENT APARTMENT ON A SOUGHT-AFTER OVER 60'S COMPLEX
This beautifully presented, deceptively spacious, two double bedroomed, ground floor apartment is proudly welcomed to the market in a highly desired area of Blackburn. Situated on a popular Larmenier Village complex with restaurant, chapel and communal areas; this property is a supreme retirement home. Boasting a spacious living room, two double bedrooms, a fitted kitchen, three piece bathroom…
Floor plans
Listing metarightmove · Keenans Estate Agents
About this listing
1674 days · RightmovePrice history
5-year price trend
Monthly profit
−£576
Cash needed
£30K
Return after costs
-23.42%
IRR
—
Listed 1674d ago
Woodcock House, Larmenier Retirement Village, Preston New Road, Blackburn
retirement property · 2 bed · 1 bath
£50,000
Chain free
1 / 26
0/100
Marginal
No rent data — verify locally before offering.
Chain free
Price
£50K
Return before costs
—
rent unknown
Bedrooms
2
1 bath
Energy rating
—
Energy rating
Deal flags1 issue
Retirement only
Age-restricted resale; limited buyer pool
Run the numbers
What-if calculator
Rates as of 20 May 2026Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer (£)
Monthly rent (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £12,500
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £37,500 loan + £1,000 booking fee
Running costs
Management10%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for sub-£200K
Maintenance (£/mo)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£576
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£203Mortgage£373Costs
Outgoings exceed rent — you top up £576/mo
Mortgage£203
Costs£373
Maintenance£67
Insurance£20
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£576
Returns
Return before costs on price0.00%
Cash return on cash-23.42%
Gross margin-£373
Cash needed£29,514
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA East Lancs · cap £474/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- East Lancs
- LHA monthly cap:
- £474
- Scheme type:
- none
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
Year-by-year Monthly profit (5-yr horizon)
Net Monthly profit after tax. Rent + costs compound at their growth rates; mortgage principal amortises year-by-year for repayment loans.
Mortgage paydownRent profitbefore price growth
Full year-by-year breakdown
| Year | Gross Rent | Op Costs | Mortgage | Equity Built | Tax | Net | Cumulative |
|---|---|---|---|---|---|---|---|
| Year 1 | £0 | £4,474 | £2,438 | £0 | £0 | -£6,911 | -£6,911 |
| Year 2 | £0 | £4,608 | £2,438 | £0 | £0 | -£7,045 | -£13,956 |
| Year 3 | £0 | £4,746 | £2,438 | £0 | £0 | -£7,183 | -£21,140 |
| Year 4 | £0 | £4,888 | £2,438 | £0 | £0 | -£7,326 | -£28,465 |
| Year 5 | £0 | £5,035 | £2,438 | £0 | £0 | -£7,472 | -£35,938 |
Rent by the room upside
What we verified
2307
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeLeasehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCPostcode estimate — check the registerNot stated on the listing
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Area▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile▾
Tenant profileBeds + postcode heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£488
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£35,938
Acquisition costs
25% deposit£12,500
Stamp duty£2,500
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£1,750
Cash needed£29,514
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
Make an offer
Pro analysis — outcome range, stress tests & portfolio impact
Your notes
Description& agent copyRightmove
A BEAUTIFUL GROUND FLOOR RETIREMENT APARTMENT ON A SOUGHT-AFTER OVER 60'S COMPLEX
This beautifully presented, deceptively spacious, two double bedroomed, ground floor apartment is proudly welcomed to the market in a highly desired area of Blackburn. Situated on a popular Larmenier Village complex with restaurant, chapel and communal areas; this property is a supreme retirement home. Boasting a spacious living room, two double bedrooms, a fitted kitchen, three piece bathroom…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice