5.91% return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
Service charge unknown — could swing £100-300/mo
Monthly profit −£382/mo — significantly negative — real recurring drain
-9.9% 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
−£382/mo
You top up £382/mo
Price vs market
Above comparable sales
+61% vs 12 sold
Return · IRR
-9.9%/yr
Loses money over 5 years
Cash to get in
£49K
Deposit + fees + refurb
Price £140KReturn before costson price5.91%5-yr return on cash -42%Rent est. £690 (£703–£677)
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).
Listing seen …
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
Buy-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: £703–£677/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £35,000
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
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 £105,000 loan + £1,000 booking fee
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.
+£567/mo cash flow vs Rent it out if converted to Rent by the room
20.57% Return before costs on price converted vs 5.91% as-is
As-is Rent it out
Monthly profit-£190
Return before costson price5.91%
Cash needed£46,898
If converted to Rent by the room
Monthly profit+£377
Return before costson price20.57%
Cash needed£62,898
Δ vs Rent it outMonthly profit+£567
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
£40,000
Range: £34,000 – £48,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£44,751–£84,000full refurb + room split
⚠️ Capped at 60% of £140,000 asking (£84,000). Raw model: £48,390–£90,830. Verify with a surveyor before offering.
What's in this cost
Kitchen£7,990–£15,981
2 × bathroom£10,543–£19,328
Rewire£2,996–£5,244
Replumb£2,247–£4,495
Windows£7,491–£13,484
Paint + decor£5,244–£9,738
Flooring£8,240–£15,731
Comparables
sold within 0.5 mi
Wide · CV 26.1%Med confidence
Loading nearby sold…
Location & area intelligence
Transport 100 / 100
Loading map…
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
Eden School
Not applicable · Free schools special · BB2 4NW
Good
Meadowhead Junior School
Primary · Community school · BB2 4QG
Good
The Heights Blackburn
Not applicable · Free schools alternative provision · BB2 4NW
Not rated
Blackburn the Redeemer CofE Primary
Primary · Voluntary aided school · BB2 4JJ
Not rated
Meadowhead Community Infant School and Nursery
Primary · Community school · BB2 4TT
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
-£4,579/yr kept
Annual gross rent£8,280
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profitannual-£4,579
Exit costs
-£20,510 after CGT
Projected sale price (5y · 2%/yr growth)£154,571
Capital gain (pre-CGT)£14,571
Sale costs (~2.5%)£3,864
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 profitafter CGT-£20,510
Rates as of Oct 2024
Acquisition costs
£48,750cash needed
Purchase price£140,000
Deposit (25%)£35,000
Stamp duty+5% additional-property surcharge£7,300
Refurb£1,350
Legal + survey£2,000
Mortgage fees£3,100
Total cash neededdeposit + costs (loan covers the rest)£48,750
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
An immaculate ground floor apartment in this sought after residential development, close to all local amenities in Cherry Tree. There is a spacious lounge, fully fitted kitchen, two bedrooms (one with ensuite shower room) and a three-piece bathroom. Externally, there is a parking space for one car. Viewing is highly recommended.
TENURE We are advised by the vendor that the property is Leasehold. Any prospective purchaser should seek clarification from their solicitor.
5.91% Return before costs — around the area average for this property type.
Monthly profit −£382/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£140K
61% above sold comps
Return before costs
5.91%
est rent £690/monot enough comparables
Bedrooms
2
2 bath
Energy rating
—
Energy rating
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
Buy-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: £703–£677/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £35,000
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
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 £105,000 loan + £1,000 booking fee
Short-let (SA) context284 active short-lets nearby
Short-let market context
Local nightly-rate and occupancy benchmarks for this postcode.
284 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA East Lancs · cap £474/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
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
£8,280
£5,716
£6,825
£0
£0
-£4,260
-£4,260
Year 2
£8,528
£5,887
£6,825
£0
£0
-£4,184
-£8,444
Year 3
£8,784
£6,064
£6,825
£0
£0
-£4,104
-£12,548
Year 4
£9,048
£6,245
£6,825
£0
£0
-£4,023
-£16,571
Year 5
£9,319
£6,433
£6,825
£0
£0
-£3,939
-£20,510
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)2 bd
If converted
Gross Rent by the room yield—
What we verified
12 total
2307
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeLeasehold
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
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
Area3▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 mi
Wide · CV 26.1%Med confidence
Loading nearby sold…
Location & transport
Score 100/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,365
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£20,510
Acquisition costs
£49K
25% deposit£35,000
Stamp duty£7,300
Refurb£1,350
Legal + survey£2,000
Mortgage + broker£3,100
Cash needed£48,750
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
Auto-saves
Description& agent copyRightmove
An immaculate ground floor apartment in this sought after residential development, close to all local amenities in Cherry Tree. There is a spacious lounge, fully fitted kitchen, two bedrooms (one with ensuite shower room) and a three-piece bathroom. Externally, there is a parking space for one car. Viewing is highly recommended.
TENURE We are advised by the vendor that the property is Leasehold. Any prospective purchaser should seek clarification from their solicitor.