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Year 5 disposal
⊞ View all 8
2/ 100
Weak
3.28% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- EPC C — MEES compliant
Why to be cautious
- 3.28% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£774/mo — heavily negative — needs monthly capital injection
- -13.4% 5y IRR — capital outlay disproportionate to returns
- No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£774/mo
You top up £774/mo
Price
£214K
No local sold comps to compare
Return · IRR
-13.4%/yr
Loses money over 5 years
Cash to get in
£74K
Deposit + fees + refurb
Return before costs on price 3.28%5-yr return on cash -61%Rent est. £585 (£701–£488)
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 (£)
Local comp range: £701–£488/mo · n=33
Financing
DepositYour cash in — the rest is the mortgage25% · £53,500
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £160,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£774
after mortgage, operating costs & tax
Rent in£585/mo gross
£563/mo collected · £23/mo lost to voids
Where it goes
£869Mortgage£468Costs
Outgoings exceed rent — you top up £774/mo
Mortgage£869
Costs£468
Management£59
Maintenance£67
Insurance£28
CapEx reserve£29
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£774
Returns
Return before costs on price3.28%
Cash return on cash-12.64%
Gross margin£95
Cash needed£73,540
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.65
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 | £7,020 | £5,611 | £10,433 | £0 | £0 | -£9,023 | -£9,023 |
| Year 2 | £7,231 | £5,779 | £10,433 | £0 | £0 | -£8,981 | -£18,005 |
| Year 3 | £7,448 | £5,953 | £10,433 | £0 | £0 | -£8,938 | -£26,942 |
| Year 4 | £7,671 | £6,131 | £10,433 | £0 | £0 | -£8,893 | -£35,835 |
| Year 5 | £7,901 | £6,315 | £10,433 | £0 | £0 | -£8,847 | -£44,682 |
Disposal gain (gross)£536
CGT£102
Net Disposal proceeds£230,264
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
Address-matched (ground truth)Band C
MEES 2030 compliance
C required for new tenancies
PASS
EPC band from listing · verify certificate before exchanging
Find EPC certificate →Cladding safety certificateNot stated on the listing
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
OK
Floor
EWS1 typically required above 18m
Floor 0
Lender impact
Ground floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
Mortgageable
A1/A2 = mortgageable · B1 = mortgageable with plan · B2 = remediation required
RICS EWS1 guidance →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 cohortBB1 2AN · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Manchester Metropolitan · 33.6 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 · 750 sqft
£21k–£41k
£ per sqft
building cost only
£28–£54
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,250–£9,750
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,250–£15,750
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history632d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£10,000 in 2002 → £214,000 asking
+2040.0%in 24y
- 2002£10,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Council lease wins — -£746/mo · £28/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 3.28% | -£774 | £73,540 | -60.8% | Low | Feasible |
| Housing-benefit rent | 2.66% | -£898 | £73,540 | -70.2% | Med | Feasible |
| ⭐ Council lease | 3.28% | -£746 | £73,540 | -60.3% | Low | Feasible |
| Refurb & refinance | 3.28% | -£774 | £84,780 | -52.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£374 | £230,370 | 9% | 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
+£707/mo cash flow vs Rent it out if converted to Rent by the room
13.46% Return before costs on price converted vs 3.28% as-is
As-is Rent it out
Monthly profit-£564
Return before costs on price3.28%
Cash needed£65,398
If converted to Rent by the room
Monthly profit+£143
Return before costs on price13.46%
Cash needed£81,398
Δ vs Rent it out Monthly profit+£707
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
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£40,590–£76,480full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£3,000–£5,250
- Replumb£2,250–£4,500
- Windows£7,500–£13,500
- Paint + decor£5,250–£9,750
- Flooring£8,250–£15,750
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 & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodKnuzden St Oswald's Church of England Primary AcademyPrimary · Academy converter · BB1 2DR
- GoodShadsworth Junior SchoolPrimary · Community school · BB1 2ET
- Not ratedNewfield SchoolNot applicable · Community special school · BB1 2PW
- Not ratedShadsworth Infant SchoolPrimary · Community school · BB1 2EL
- Not ratedSt Antony's RC Primary SchoolPrimary · Voluntary aided school · BB1 2HP
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£7,020
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£9,294
Exit costs
Projected sale price (5y · 2%/yr growth)£236,273
Capital gain (pre-CGT)£22,273
Sale costs (~2.5%)£5,907
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-£44,682
Rates as of Oct 2024
Acquisition costs
£73,540cash neededPurchase price£214,000
Deposit (25%)£53,500
Stamp duty+5% additional-property surcharge£12,480
Refurb£1,350
Legal + survey£2,000
Mortgage fees£4,210
Total cash neededdeposit + costs (loan covers the rest)£73,540
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Investment Consideration: Gross Initial Yield: 7.00% Rental Income: £15,000 p.a. VAT is NOT applicable to this property Comprises mid-terraced property arranged as 2 newly refurbished self-contained flats The property is within walking distance (1 mile) of Royal Blackburn Teaching Hospital and current and previous tenants are Doctors or Nurses employed at the hospital Situated close to the junction between Accrington Road and Whitebirk Road with local retailers nearby includi…
Floor plans
Nearby active comparables3 rentals
Comparable rentals
BB1 · same beds + typeMedian nearby: £675/mo · 2 of 3 already let+£90 vs our est
- Pankhurst Close, Blackburn2b£850/moMay 2026
- High Street, Blackburn BB1Let2b£650/moMay 2026
- High Street Rishton Blackburn BB1 4LDLet2b£675/moMay 2026
Other deals nearby
BB1 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Blue Alpine
About this listing
632 days · RightmovePrice history
5-year price trend
Monthly profit
−£774
Cash needed
£74K
Return after costs
-12.64%
IRR
-13.36%
Listed 632d ago
290, ACCRINGTON ROAD, BLACKBURN, BB1 2AN
flat · 2 bed · 2,260 sqft (EPC)
Agent listing: 750 sqft (-67%)
£214,000
est £585 · 3.28% gross
EPC C
1 / 8
2/100
Marginal
3.28% — verify the rent + comps locally.
3.28% Return before costs — around the area average for this property type.
Monthly profit −£774/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating C — Min. energy standard 2030 compliant.
Price
£214K
Return before costs
3.28%
est rent £585/monot enough comparables
Bedrooms
2
— bath
Energy rating
C
Energy rating
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 (£)
Local comp range: £701–£488/mo · n=33
Financing
DepositYour cash in — the rest is the mortgage25% · £53,500
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £160,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£774
after mortgage, operating costs & tax
Rent in£585/mo gross
£563/mo collected · £23/mo lost to voids
Where it goes
£869Mortgage£468Costs
Outgoings exceed rent — you top up £774/mo
Mortgage£869
Costs£468
Management£59
Maintenance£67
Insurance£28
CapEx reserve£29
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£774
Returns
Return before costs on price3.28%
Cash return on cash-12.64%
Gross margin£95
Cash needed£73,540
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.65
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 | £7,020 | £5,611 | £10,433 | £0 | £0 | -£9,023 | -£9,023 |
| Year 2 | £7,231 | £5,779 | £10,433 | £0 | £0 | -£8,981 | -£18,005 |
| Year 3 | £7,448 | £5,953 | £10,433 | £0 | £0 | -£8,938 | -£26,942 |
| Year 4 | £7,671 | £6,131 | £10,433 | £0 | £0 | -£8,893 | -£35,835 |
| Year 5 | £7,901 | £6,315 | £10,433 | £0 | £0 | -£8,847 | -£44,682 |
Rent by the room upside
What we verified
3306
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCEnergy efficiency ratingC
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£2,087
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£44,682
Acquisition costs
25% deposit£53,500
Stamp duty£12,480
Refurb£1,350
Legal + survey£2,000
Mortgage + broker£4,210
Cash needed£73,540
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
Investment Consideration: Gross Initial Yield: 7.00% Rental Income: £15,000 p.a. VAT is NOT applicable to this property Comprises mid-terraced property arranged as 2 newly refurbished self-contained flats The property is within walking distance (1 mile) of Royal Blackburn Teaching Hospital and current and previous tenants are Doctors or Nurses employed at the hospital Situated close to the junction between Accrington Road and Whitebirk Road with local retailers nearby includi…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice