Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
EPC C — MEES compliant
Why to be cautious
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
+£139/mo
Barely breaks even each month
Price
£60K
No local sold comps to compare
Return · IRR
4.0%/yr
Modest annualised return
Cash to get in
£46K
Deposit + fees + refurb
Return before costson price14.68%5-yr return on cash 24%Rent est. £734 (£712–£757)
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: £712–£757/mo · n=43
Financing
DepositYour cash in — the rest is the mortgage25% · £15,000
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 (£18,553–£34,632 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £45,000 loan + £1,000 booking fee
Cladding safety certificateNot stated on the listingHeritageNot 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.
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 history237d on market2 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£57,000 in 2006 → £60,000 asking
+5.3%in 20y
2006£57,000+103.9% in 2y
2004£27,950+12.0% in 6y
1998£24,950—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Compare 7 strategies side-by-side · best shown with ⭐
⭐Council lease wins — +£167/mo · £27/mo ahead of Rent it out
Strategy
Return before costson price
Monthly profit
Cash needed
5y Return on your cashon cash
Risk
Feasibility
Rent it out
14.68%
+£139
£46,337
23.9%
Low
Feasible
Housing-benefit rent
9.48%
-£72
£46,337
-3.0%
Med
Feasible
⭐ Council lease
14.68%
+£167
£46,337
24.5%
Low
Feasible
Refurb & refinance
14.68%
+£139
£59,232
18.7%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£174
£99,332
-27%
Med
Feasible
Rent by the room
—
—
—
—
—
Disabledneeds 3+ beds
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%)
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 impactLocal lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
As-is Rent it out vs converted Rent by the room
+£502/mo cash flow vs Rent it out if converted to Rent by the room
48.00% Return before costs on price converted vs 14.68% as-is
As-is Rent it out
Monthly profit+£128
Return before costson price14.68%
Cash needed£26,898
If converted to Rent by the room
Monthly profit+£630
Return before costson price48.00%
Cash needed£42,898
Δ vs Rent it outMonthly profit+£502
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
£19,120–£36,000full refurb + room split
⚠️ Capped at 60% of £60,000 asking (£36,000). Raw model: £42,690–£80,380. Verify with a surveyor before offering.
What's in this cost
Kitchen£3,870–£7,739
1 × bathroom£2,553–£4,680
Rewire£1,451–£2,539
Replumb£1,088–£2,177
Windows£3,628–£6,530
Paint + decor£2,539–£4,716
Flooring£3,991–£7,618
Comparables
sold within 0.5 mi
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
Longshaw Infant School
Primary · Community school · BB2 3NF
Good
Markazul Uloom
Not applicable · Other independent school · BB2 3NY
Not rated
Noorul Uloom
Not applicable · Other independent school · BB2 3NY
Not rated
Longshaw Nursery School
Nursery · Local authority nursery school · BB2 3NF
Not rated
Longshaw Community Junior School
Primary · Community school · BB2 3NX
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
£1,608/yr kept
Annual gross rent£8,808
Section 24 credit£0
Annual tax due£457
Post-tax Monthly profitannual£1,608
Exit costs
£11,069 after CGT
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 profitafter CGT£11,069
Rates as of Oct 2024
Acquisition costs
£46,337cash needed
Purchase price£60,000
Deposit (25%)£15,000
Stamp duty+5% additional-property surcharge£3,000
Refurb£24,737
Legal + survey£1,700
Mortgage fees£1,900
Total cash neededdeposit + costs (loan covers the rest)£46,337
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Address: 17 Swan St, Blackburn, BB2 3SR
We are acting in the sale of the above property and have received an offer of £78,500.
Any interested parties must submit their offer in writing to the selling agent within 14 days of the date of this notice. If no further acceptable offers are received during this period, the property will be marked as Sold Subject to Contract (SSTC) and no further offers will be accepted while under this status.
Date of Notice: 12/05/2026
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
14.68% Return before costs — above-market
Chain free
Price
£60K
Return before costs
14.68%
est rent £734/monot enough comparablesRange £712–£757/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
C
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: £712–£757/mo · n=43
Financing
DepositYour cash in — the rest is the mortgage25% · £15,000
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 (£18,553–£34,632 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £45,000 loan + £1,000 booking fee
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
£8,808
£3,479
£2,925
£0
£457
£1,947
£1,947
Year 2
£9,072
£3,584
£2,925
£0
£487
£2,077
£4,023
Year 3
£9,344
£3,691
£2,925
£0
£518
£2,210
£6,234
Year 4
£9,625
£3,802
£2,925
£0
£551
£2,347
£8,581
Year 5
£9,913
£3,916
£2,925
£0
£584
£2,489
£11,069
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
4206
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
EPCEnergy efficiency ratingC
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
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£585
Annual rental tax£392
CGT yr 5£0 · company level
5y net total£11,069
Acquisition costs
£46K
25% deposit£15,000
Stamp duty£3,000
Refurb£24,737
Legal + survey£1,700
Mortgage + broker£1,900
Cash needed£46,337
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyRightmove
Address: 17 Swan St, Blackburn, BB2 3SR
We are acting in the sale of the above property and have received an offer of £78,500.
Any interested parties must submit their offer in writing to the selling agent within 14 days of the date of this notice. If no further acceptable offers are received during this period, the property will be marked as Sold Subject to Contract (SSTC) and no further offers will be accepted while under this status.
Date of Notice: 12/05/2026