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Year 5 disposal
BMV -27%
⊞ View all 8
60/ 100
Solid
Real 13.25% return before costs with manageable risks.
Why it works
- 13.25% return before costs — above-market
- Priced below market -27% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Monthly profit −£4/mo — mildly negative — equity build may cover
- -0.3% 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.
- 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
−£4/mo
You top up £4/mo
Price vs market
Below market value
-27% vs 12 sold · interior unseen
Return · IRR
-0.3%/yr
Loses money over 5 years
Cash left in
£16K
Stays in after refinancing at value
Price £75KCash to buy £37KReturn before costs on price 13.25%5-yr return on cash 6%Rent est. £828 (£718–£955)
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: £718–£955/mo · n=17
Financing
DepositYour cash in — the rest is the mortgage25% · £18,750
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 £56,250 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£4
after mortgage, operating costs & tax
Rent in£828/mo gross
£796/mo collected · £32/mo lost to voids
Where it goes
£305Mortgage£495Costs
Outgoings exceed rent — you top up £4/mo
Mortgage£305
Costs£495
Management£83
Maintenance£67
Insurance£20
CapEx reserve£41
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£4
Returns
Return before costs on price13.25%
Cash return on cash-0.12%
Gross margin£301
Cash needed£37,389
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.61
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £9,936 | £5,943 | £3,656 | £0 | £64 | £273 | £273 |
| Year 2 | £10,234 | £6,121 | £3,656 | £0 | £87 | £370 | £642 |
| Year 3 | £10,541 | £6,305 | £3,656 | £0 | £110 | £470 | £1,113 |
| Year 4 | £10,857 | £6,494 | £3,656 | £0 | £134 | £573 | £1,686 |
| Year 5 | £11,183 | £6,689 | £3,656 | £0 | £159 | £679 | £2,365 |
Disposal gain (gross)-£10,778
CGT£0
Net Disposal proceeds£80,736
What we verified
What we verified
21082 ok · 1 caution · 0 fail · 8 unknown
Legal & planning
LeaseholdUnknown
Tenure & planningUnknown
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
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
Verify
Lender impact
No EWS1 / floor info in description. Buildings > 11 m need EWS1 or PAS 9980 — confirm height + status with the agent before offering.
Verify with lender
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 cohortFY8 3RB · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Lancaster University · 31.8 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 history590d on marketno cuts yet
Strategy matrix
Rent it out wins — -£4/mo · level with Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| ⭐ Rent it out | 13.25% | -£4 | £37,389 | 6.3% | Low | Feasible |
| Housing-benefit rent | 8.64% | -£274 | £37,389 | -36.6% | Med | Feasible |
| Council lease | 0.00% | -£671 | £37,389 | -111.3% | Low | Feasible |
| Refurb & refinance | 13.25% | -£4 | £45,445 | 5.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £95,820 | -7% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Fylde Coast · cap £540/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Fylde Coast
- LHA monthly cap:
- £540
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
+£440/mo cash flow vs Rent it out if converted to Rent by the room
38.40% Return before costs on price converted vs 13.25% as-is
As-is Rent it out
Monthly profit+£143
Return before costs on price13.25%
Cash needed£30,648
If converted to Rent by the room
Monthly profit+£583
Return before costs on price38.40%
Cash needed£46,648
Δ vs Rent it out Monthly profit+£440
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
£23,900–£45,000full refurb + room split
⚠️ Capped at 60% of £75,000 asking (£45,000). Raw model: £42,690–£80,380. Verify with a surveyor before offering.
What's in this cost
- Kitchen£4,837–£9,674
- 1 × bathroom£3,191–£5,850
- Rewire£1,814–£3,174
- Replumb£1,360–£2,721
- Windows£4,535–£8,162
- Paint + decor£3,174–£5,895
- Flooring£4,988–£9,523
Comparables
sold within 0.5 miWide · CV 62.7%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- Not ratedClifton Primary SchoolPrimary · Community school · FY8 3PY
- Not ratedHeyhouses Endowed Church of England Primary SchoolPrimary · Voluntary aided school · FY8 3EE
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£9,936
Section 24 credit£0
Annual tax due£64
Post-tax Monthly profit annual-£109
Exit costs
Projected sale price (5y · 2%/yr growth)£82,806
Capital gain (pre-CGT)£7,806
Sale costs (~2.5%)£2,070
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£2,365
Rates as of Oct 2024
Acquisition costs
£37,389cash neededPurchase price£75,000
Deposit (25%)£18,750
Stamp duty+5% additional-property surcharge£3,750
Refurb£10,764
Legal + survey£2,000
Mortgage fees£2,125
Total cash neededdeposit + costs (loan covers the rest)£37,389
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Situated in a quiet cul-de-sac, this spacious two-bedroom first-floor apartment presents an excellent investment or renovation opportunity. Conveniently located close to popular local shops, well-regarded schools, and excellent transport links, the property offers great potential for modernisation.
The layout briefly comprises a private ground-floor entrance leading to a first-floor hallway, a generously sized lounge, two well-proportioned bedrooms, a kitchen, and a bathroom…
Floor plans
Listing metarightmove · Lytham Estate Agents
About this listing
590 days · RightmovePrice history
5-year price trend
Monthly profit
−£4
Cash needed
£37K
Return after costs
-0.12%
IRR
-0.27%
Listed 590d ago
Settle Place, Lytham St. Annes, FY8
flat · 2 bed · 1 bath
£75,000
est £828 · 13.25% gross
Priced below market
1 / 8
60/100
Solid
Real 13.25% — fundamentals work.
Priced below market -27% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
13.25% Return before costs — above-market
Price
£75K
27% below sold comps
Return before costs
13.25%
est rent £828/monot enough comparablesRange £718–£955/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
—
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: £718–£955/mo · n=17
Financing
DepositYour cash in — the rest is the mortgage25% · £18,750
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 £56,250 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£4
after mortgage, operating costs & tax
Rent in£828/mo gross
£796/mo collected · £32/mo lost to voids
Where it goes
£305Mortgage£495Costs
Outgoings exceed rent — you top up £4/mo
Mortgage£305
Costs£495
Management£83
Maintenance£67
Insurance£20
CapEx reserve£41
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£4
Returns
Return before costs on price13.25%
Cash return on cash-0.12%
Gross margin£301
Cash needed£37,389
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.61
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Fylde Coast · cap £540/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Fylde Coast
- LHA monthly cap:
- £540
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 | £9,936 | £5,943 | £3,656 | £0 | £64 | £273 | £273 |
| Year 2 | £10,234 | £6,121 | £3,656 | £0 | £87 | £370 | £642 |
| Year 3 | £10,541 | £6,305 | £3,656 | £0 | £110 | £470 | £1,113 |
| Year 4 | £10,857 | £6,494 | £3,656 | £0 | £134 | £573 | £1,686 |
| Year 5 | £11,183 | £6,689 | £3,656 | £0 | £159 | £679 | £2,365 |
Rent by the room upside
What we verified
2208
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeUnknown
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 miWide · CV 62.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£731
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£2,365
Acquisition costs
25% deposit£18,750
Stamp duty£3,750
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£2,125
Cash needed£37,389
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
Situated in a quiet cul-de-sac, this spacious two-bedroom first-floor apartment presents an excellent investment or renovation opportunity. Conveniently located close to popular local shops, well-regarded schools, and excellent transport links, the property offers great potential for modernisation.
The layout briefly comprises a private ground-floor entrance leading to a first-floor hallway, a generously sized lounge, two well-proportioned bedrooms, a kitchen, and a bathroom…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice