Skip to main contenthow this is calculated →
Year 5 disposal
BMV -29%
⊞ View all 14
85/ 100
Strong
21.40% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Monthly profit +£202/mo from completion — the no.1 reason to invest
- 21.40% return before costs — above-market
- Priced below market -29% vs 12 nearby sold (last 12 mo) — instant equity
- 7.2% 5y IRR — strong total return on capital
Why to be cautious
- 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
+£202/mo
Pays you every month, net of costs
Price vs market
Below market value
-29% vs 12 sold · interior unseen
Return · IRR
7.2%/yr
Modest annualised return
Cash left in
£16K
Stays in after refinancing at value
Price £60KCash to buy £34KReturn before costs on price 21.40%5-yr return on cash 46%Rent est. £1,070 (£873–£1,311)
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: £873–£1,311/mo · n=128
Financing
DepositYour cash in — the rest is the mortgage25% · £15,000
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 (£9,419–£17,581 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £45,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£202
after mortgage, operating costs & tax
Rent in£1,070/mo gross
£1,029/mo collected · £41/mo lost to voids
Where it goes
£244Mortgage£536Costs£202Your profit
£202/mo left as profit · 20% of rent kept
Mortgage£244
Costs£536
Management£107
Maintenance£67
Insurance£20
CapEx reserve£54
Voids + council tax£7
Service charge + ground rent£178
Ltd co. accounts£104
Tax£47
Profit+£202
Returns
Return before costs on price21.40%
Cash return on cash7.02%
Gross margin£493
Cash needed£34,458
Monthly profit payback14y 3m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress4.22
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 | £12,840 | £6,434 | £2,925 | £0 | £661 | £2,820 | £2,820 |
| Year 2 | £13,225 | £6,627 | £2,925 | £0 | £698 | £2,975 | £5,795 |
| Year 3 | £13,622 | £6,826 | £2,925 | £0 | £736 | £3,135 | £8,930 |
| Year 4 | £14,031 | £7,031 | £2,925 | £0 | £774 | £3,301 | £12,231 |
| Year 5 | £14,452 | £7,242 | £2,925 | £0 | £814 | £3,471 | £15,702 |
Disposal gain (gross)-£12,969
CGT£0
Net Disposal proceeds£64,589
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
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 cohortBL1 2JT · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Manchester Metropolitan · 17.7 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 · 2-bath · 810 sqft
£25k–£49k
£ per sqft
building cost only
£31–£61
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- 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 history467d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£98,762 in 2005 → £60,000 asking
-39.2%in 21y
- 2005£98,762—
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 — +£327/mo · £125/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 | 21.40% | +£202 | £34,458 | 45.6% | Low | Feasible |
| Housing-benefit rent | 11.46% | -£194 | £34,458 | -25.2% | Med | Feasible |
| ⭐ Council lease | 21.40% | +£327 | £34,458 | 62.6% | Low | Feasible |
| Refurb & refinance | 21.40% | +£202 | £42,481 | 37.0% | Med | Feasible |
| Short-stay let / Airbnb | 21.20% | +£4 | £34,458 | 3.0% | High | Feasible |
| Buy, improve & sell | 0.00% | -£369 | £82,581 | -14% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context276 active short-lets nearby
Short-let market context
- 276 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Bolton and Bury · cap £573/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bolton and Bury
- LHA monthly cap:
- £573
- Scheme type:
- leasing
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
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
Local lettings demandby strategyLive area data
Short-stay let21% occupancy
£163/night ADR
Based on 17 short-let comps nearby
Rent by the room conversion upside
+£281/mo cash flow vs Rent it out if converted to Rent by the room
48.00% Return before costs on price converted vs 21.40% as-is
As-is Rent it out
Monthly profit+£349
Return before costs on price21.40%
Cash needed£26,898
If converted to Rent by the room
Monthly profit+£630
Return before costs on price48.00%
Cash needed£42,898
Δ vs Rent it out Monthly profit+£281
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
£36,000
Range: £30,600 – £41,400
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 68% 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 68% (66 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.
£19,145–£36,000full refurb + room split
⚠️ Capped at 60% of £60,000 asking (£36,000). Raw model: £54,780–£103,010. Verify with a surveyor before offering.
What's in this cost
- Kitchen£3,208–£6,416
- 2 × bathroom£4,299–£7,881
- Rewire£1,258–£2,202
- Replumb£944–£1,887
- Windows£3,145–£5,662
- Paint + decor£2,516–£4,718
- Flooring£3,774–£7,234
Comparables
sold within 0.5 miWide · CV 41.8%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Bolton 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 & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- Not ratedLifeBridge ASENDNot applicable · Special post 16 institution · BL1 2XN
- Not ratedGaskell Community Primary SchoolPrimary · Community school · BL1 2QG
- Not ratedSt Matthew's CofE Primary School, BoltonPrimary · Voluntary controlled school · BL1 2JL
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£12,840
Section 24 credit£0
Annual tax due£661
Post-tax Monthly profit annual£2,326
Exit costs
Projected sale price (5y · 2%/yr growth)£66,245
Capital gain (pre-CGT)£6,245
Sale costs (~2.5%)£1,656
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£15,702
Rates as of Oct 2024
Acquisition costs
£34,458cash neededPurchase price£60,000
Deposit (25%)£15,000
Stamp duty+5% additional-property surcharge£3,000
Refurb£12,558
Legal + survey£2,000
Mortgage fees£1,900
Total cash neededdeposit + costs (loan covers the rest)£34,458
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A well-presented, two-bedroom apartment located on the seventh floor on the Marsden House development near Bolton Town Centre . This apartment is ideal for first-time buyers or investors looking for a conveniently located property with excellent amenities or with a strong rental potential.
The apartment features a welcoming hallway, a fully fitted kitchen, and a bright lounge area with a Juliet balcony offering plenty of natural light. There are two double bedrooms, includin…
Floor plans
Listing metarightmove · Lifestyle Sales & Lettings
About this listing
467 days · RightmovePrice history
5-year price trend
Monthly profit
+£202
Cash needed
£34K
Return after costs
7.02%
IRR
7.24%
Listed 467d ago
Marsden House, Bolton, BL1 2JT
flat · 2 bed · 2 bath
£60,000
est £1,070 · 21.40% gross
Chain free
Priced below market
1 / 14
85/100
Strong
21.40% — verify the rent + comps locally.
Priced below market -29% vs 12 nearby sold (last 12 mo)
Monthly profit +£202/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
21.40% Return before costs — above-market
Chain free
Price
£60K
29% below sold comps
Return before costs
21.40%
est rent £1,070/monot enough comparablesRange £873–£1,311/mo (Q1–Q3)
Bedrooms
2
2 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: £873–£1,311/mo · n=128
Financing
DepositYour cash in — the rest is the mortgage25% · £15,000
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 (£9,419–£17,581 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £45,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£202
after mortgage, operating costs & tax
Rent in£1,070/mo gross
£1,029/mo collected · £41/mo lost to voids
Where it goes
£244Mortgage£536Costs£202Your profit
£202/mo left as profit · 20% of rent kept
Mortgage£244
Costs£536
Management£107
Maintenance£67
Insurance£20
CapEx reserve£54
Voids + council tax£7
Service charge + ground rent£178
Ltd co. accounts£104
Tax£47
Profit+£202
Returns
Return before costs on price21.40%
Cash return on cash7.02%
Gross margin£493
Cash needed£34,458
Monthly profit payback14y 3m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress4.22
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context276 active short-lets nearby
Short-let market context
- 276 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Bolton and Bury · cap £573/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bolton and Bury
- LHA monthly cap:
- £573
- Scheme type:
- leasing
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
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 | £12,840 | £6,434 | £2,925 | £0 | £661 | £2,820 | £2,820 |
| Year 2 | £13,225 | £6,627 | £2,925 | £0 | £698 | £2,975 | £5,795 |
| Year 3 | £13,622 | £6,826 | £2,925 | £0 | £736 | £3,135 | £8,930 |
| Year 4 | £14,031 | £7,031 | £2,925 | £0 | £774 | £3,301 | £12,231 |
| Year 5 | £14,452 | £7,242 | £2,925 | £0 | £814 | £3,471 | £15,702 |
Rent by the room upside
What we verified
4307
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
Service chargeReduces net yield£1,953/yr
Ground rentDoubling clauses kill mortgageability£175/yr
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 41.8%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£585
Annual rental tax£568
CGT yr 5£0 · company level
5y net total£15,702
Acquisition costs
25% deposit£15,000
Stamp duty£3,000
Refurb£12,558
Legal + survey£2,000
Mortgage + broker£1,900
Cash needed£34,458
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 well-presented, two-bedroom apartment located on the seventh floor on the Marsden House development near Bolton Town Centre . This apartment is ideal for first-time buyers or investors looking for a conveniently located property with excellent amenities or with a strong rental potential.
The apartment features a welcoming hallway, a fully fitted kitchen, and a bright lounge area with a Juliet balcony offering plenty of natural light. There are two double bedrooms, includin…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice