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Year 5 disposal
100/ 100
Strong
14.77% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 10.14% return before costs — above-market
- 14.8% Rent by the room return before costs (net 7.60% after CapEx + bills) — conversion play
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC C — MEES compliant
Why to be cautious
- Service charge unknown — could swing £100-300/mo
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£67/mo
Barely breaks even each month
Price
£140K
No local sold comps to compare
Return · IRR
1.6%/yr
Modest annualised return
Cash to get in
£64K
Deposit + fees + refurb
Return before costs on price · Rent by the room 14.77%5-yr return on cash 13%Rent est. £1,183 (£1,189–£1,177)
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
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: £1,189–£1,177/mo · n=70
Financing
DepositYour cash in — the rest is the mortgage25% · £35,000
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£12,689–£23,687 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
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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£67
after mortgage, operating costs & tax
Rent in£1,183/mo gross
£1,138/mo collected · £46/mo lost to voids
Where it goes
£547Mortgage£507Costs
£67/mo left as profit · 6% of rent kept
Mortgage£547
Costs£507
Management£118
Maintenance£50
Insurance£20
CapEx reserve£59
Voids + council tax£5
Service charge + ground rent£151
Ltd co. accounts£104
Tax£16
Profit+£67
Returns
Return before costs on price10.14%
Cash return on cash1.26%
Gross margin£630
Cash needed£64,319
Monthly profit payback79y 8m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.00
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 | £14,196 | £6,090 | £6,563 | £0 | £293 | £1,251 | £1,251 |
| Year 2 | £14,622 | £6,273 | £6,563 | £0 | £339 | £1,448 | £2,698 |
| Year 3 | £15,061 | £6,461 | £6,563 | £0 | £387 | £1,650 | £4,349 |
| Year 4 | £15,512 | £6,655 | £6,563 | £0 | £436 | £1,859 | £6,208 |
| Year 5 | £15,978 | £6,854 | £6,563 | £0 | £487 | £2,074 | £8,282 |
Disposal gain (gross)-£15,512
CGT£0
Net Disposal proceeds£150,707
What we verified
What we verified
32063 ok · 2 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand 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
HeritageNot stated on the listing
Area
Flood riskNo location
Crime riskNo location
SchoolsNo postcode
Investor
Tenant profileUnknown
Refurb costEstimate ready
Refurb cost& works budgetQ1 2026 rates
New kitchen + bathroom + light replumb + decor.
Total estimate
3-bed · 1-bath · 1001 sqft
£25k–£49k
£ per sqft
building cost only
£25–£49
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£7,007–£13,013
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£11,011–£21,021
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
Price & sale history509d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£75,000 in 2007 → £140,000 asking
+86.7%in 19y
- 2007£75,000+25.0% in 4y
- 2003£59,995—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Rent it out wins — +£67/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 | 10.14% | +£67 | £64,319 | 12.9% | Low | Feasible |
| Housing-benefit rent | 5.08% | -£435 | £64,319 | -35.4% | Med | Feasible |
| Council lease | 0.00% | -£872 | £64,319 | -83.2% | Low | Feasible |
| Refurb & refinance | 10.14% | +£67 | £78,087 | 10.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£325 | £172,987 | -2% | Med | Feasible |
| Rent by the room | 14.77% | -£745 | £83,400 | -44.3% | — | Feasible |
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
+£207/mo cash flow vs Rent it out if converted to Rent by the room
20.57% Return before costs on price converted vs 10.14% as-is
£140k → 4-bed HMO @ ~£539/room: £2,152 pcm gross, ~£1,232 pcm net (9.2% net on £160k all-in incl. ~£10k works)
high confidence
Unlocks ~£6,892/yr extra rent
3 → 4 lettable rooms
Potential, not guaranteed (subject to planning + regs). Estimate from the EPC certificate — verify room sizes against the floorplan before offering.
How we calculated this
floorplan shows 5 habitable rooms (3 beds + 2 reception(s)) in 93 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms (1 double, 0 single); sized to Wigan adopted standard (6.51/10.22 m²; Wigan Council HMO Licensing Standards v1.1, June 2025); adds ~£574/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); Article 4 — planning permission needed
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
3 → 4 bed HMO+1 double
Sized to Wigan's adopted HMO standards
Projections use documented assumptions (local room rates, typical conversion costs, 75% LTV at 5.5%, indicative regional valuation yields) and each council’s published HMO standards. Not financial advice. Verify room sizes, licensing and planning with the council and a surveyor before purchase.
Room mix (3 lettable rooms)
2× Double @ £566/mo1× En-suite @ £590/mo
≈ £1,723/mo gross room income
As-is Rent it out
Monthly profit+£170
Return before costs on price10.14%
Cash needed£46,898
If converted to Rent by the room
Monthly profit+£377
Return before costs on price20.57%
Cash needed£62,898
Δ vs Rent it out Monthly profit+£207
+1 room (4 total)
Monthly profit+£317
Return before costs on price19.69%
Cash needed£72,898
Extra rent+£574/mo
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Uncertain · 38% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 34% (41 decisions)
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
£44,695–£84,000full refurb + room split
⚠️ Capped at 60% of £140,000 asking (£84,000). Raw model: £49,375–£92,795. Verify with a surveyor before offering.
What's in this cost
- Kitchen£7,821–£15,642
- 1 × bathroom£5,160–£9,460
- Rewire£3,625–£6,343
- Replumb£2,718–£5,437
- Windows£9,061–£16,310
- Paint + decor£6,343–£11,780
- Flooring£9,967–£19,029
Based on 137 HMO comps within 1.2 km
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
No coordinates available — verify address with the agent.
Transport score100 / 100
Wigan City-wide HMO Article 4
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodSt Bernadette's Catholic Primary SchoolPrimary · Voluntary aided school · WN6 8BD
- Not ratedMillbrook Primary SchoolPrimary · Community school · WN6 8DL
- Not ratedStandish Lower Ground St Anne's CofE Primary SchoolPrimary · Voluntary aided school · WN6 8JP
- Not ratedShevington High SchoolSecondary · Community school · WN6 8AB
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£14,196
Section 24 credit£0
Annual tax due£293
Post-tax Monthly profit annual£705
Exit costs
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 profit after CGT£8,282
Rates as of Oct 2024
Acquisition costs
£64,319cash neededPurchase price£140,000
Deposit (25%)£35,000
Stamp duty+5% additional-property surcharge£7,300
Refurb£16,919
Legal + survey£2,000
Mortgage fees£3,100
Total cash neededdeposit + costs (loan covers the rest)£64,319
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Situated in the highly sought-after location of Standish Lower Ground, this charming 3 Bedroom Terraced House offers a perfect blend of modern design and convenience. Ideal for first time buyers, professionals, and young families alike, this well-presented property boasts a welcoming ambience throughout.
Step inside to discover two inviting reception rooms with a semi-open plan design, comprising a spacious lounge and a versatile dining room both featuring feature fireplaces…
Listing metarightmove · ALAN BATT SALES AND LETTINGS LIMITED
About this listing
509 days · RightmovePrice history
No price history available.
Monthly profit
+£67
Cash needed
£64K
Return after costs
1.26%
IRR
1.64%
Listed 509d ago
3 bedroom terraced house for sale
✓ Verified address
terraced · 3 bed · 1 bath · 1,001 sqft
£140,000
est £1,183 · 10.14% gross
EPC C
100/100
Strong
14.77% Rent by the room strategy — market rent unverified, verify locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.14% Return before costs — above-market
14.8% Rent by the room Return before costs — conversion play
Price
£140K
Return before costs (best)
14.77%
Rent by the room
Bedrooms
3
1 bath
Energy rating
C
Energy rating
Run the numbers
What-if calculator
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: £1,189–£1,177/mo · n=70
Financing
DepositYour cash in — the rest is the mortgage25% · £35,000
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£12,689–£23,687 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
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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£67
after mortgage, operating costs & tax
Rent in£1,183/mo gross
£1,138/mo collected · £46/mo lost to voids
Where it goes
£547Mortgage£507Costs
£67/mo left as profit · 6% of rent kept
Mortgage£547
Costs£507
Management£118
Maintenance£50
Insurance£20
CapEx reserve£59
Voids + council tax£5
Service charge + ground rent£151
Ltd co. accounts£104
Tax£16
Profit+£67
Returns
Return before costs on price10.14%
Cash return on cash1.26%
Gross margin£630
Cash needed£64,319
Monthly profit payback79y 8m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.00
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 | £14,196 | £6,090 | £6,563 | £0 | £293 | £1,251 | £1,251 |
| Year 2 | £14,622 | £6,273 | £6,563 | £0 | £339 | £1,448 | £2,698 |
| Year 3 | £15,061 | £6,461 | £6,563 | £0 | £387 | £1,650 | £4,349 |
| Year 4 | £15,512 | £6,655 | £6,563 | £0 | £436 | £1,859 | £6,208 |
| Year 5 | £15,978 | £6,854 | £6,563 | £0 | £487 | £2,074 | £8,282 |
Rent by the room upside
What we verified
5104
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeLeasehold
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
Ground rentDoubling clauses kill mortgageability£10/yr
Area▾
Crimepolice.uk · monthlyNo location
SchoolsGIAS · OfstedNo postcode
FloodEA Flood Map · England onlyNo location
Investor profile▾
Tenant profileBeds + postcode heuristicUnknown
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miLoading nearby sold…
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,313
Annual rental tax£190
CGT yr 5£0 · company level
5y net total£8,282
Acquisition costs
25% deposit£35,000
Stamp duty£7,300
Refurb£16,919
Legal + survey£2,000
Mortgage + broker£3,100
Cash needed£64,319
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 the highly sought-after location of Standish Lower Ground, this charming 3 Bedroom Terraced House offers a perfect blend of modern design and convenience. Ideal for first time buyers, professionals, and young families alike, this well-presented property boasts a welcoming ambience throughout.
Step inside to discover two inviting reception rooms with a semi-open plan design, comprising a spacious lounge and a versatile dining room both featuring feature fireplaces…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice