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Year 5 disposal
⊞ View all 13
13/ 100
Weak
5.45% return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- EPC E — must hit C by 2030 (~£6,000–£12,000)
- Monthly profit −£435/mo — significantly negative — real recurring drain
- -8.0% 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
−£435/mo
You top up £435/mo
Price
£165K
No local sold comps to compare
Return · IRR
-8.0%/yr
Loses money over 5 years
Cash to get in
£67K
Deposit + fees + refurb
Return before costs on price 5.45%5-yr return on cash -35%Rent est. £750 (£700–£804)
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: £700–£804/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £41,250
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 (£8,315–£15,522 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £123,750 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
-£435
after mortgage, operating costs & tax
Rent in£750/mo gross
£721/mo collected · £29/mo lost to voids
Where it goes
£670Mortgage£486Costs
Outgoings exceed rent — you top up £435/mo
Mortgage£670
Costs£486
Management£75
Maintenance£67
Insurance£20
CapEx reserve£38
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£435
Returns
Return before costs on price5.45%
Cash return on cash-7.81%
Gross margin£235
Cash needed£66,862
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.08
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 | £9,000 | £5,833 | £8,044 | £0 | £0 | -£4,876 | -£4,876 |
| Year 2 | £9,270 | £6,007 | £8,044 | £0 | £0 | -£4,781 | -£9,657 |
| Year 3 | £9,548 | £6,188 | £8,044 | £0 | £0 | -£4,683 | -£14,341 |
| Year 4 | £9,835 | £6,373 | £8,044 | £0 | £0 | -£4,583 | -£18,923 |
| Year 5 | £10,130 | £6,565 | £8,044 | £0 | £0 | -£4,479 | -£23,402 |
Disposal gain (gross)-£9,518
CGT£0
Net Disposal proceeds£177,619
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingE
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand E
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£6k–£12k
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 cohortBB1 9JQ · 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 · 726 sqft
£20k–£40k
£ per sqft
building cost only
£28–£55
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,082–£9,438
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£7,986–£15,246
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history232d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£125,000 in 2016 → £165,000 asking
+32.0%in 10y
- 2016£125,000+13.6% in 13y
- 2003£110,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Short-stay let / Airbnb wins — +£539/mo · £974/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 | 5.45% | -£435 | £66,862 | -35.0% | Low | Feasible |
| Housing-benefit rent | 3.45% | -£694 | £66,862 | -59.0% | Med | Feasible |
| Council lease | 3.45% | -£634 | £66,862 | -56.7% | Low | Feasible |
| Refurb & refinance | 5.45% | -£435 | £79,547 | -29.4% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 21.24% | +£539 | £66,862 | 54.6% | High | Feasible |
| Buy, improve & sell | 0.00% | -£366 | £191,572 | 3% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context271 active short-lets nearby
Short-let market context
- 271 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA East Lancs · cap £474/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- East Lancs
- LHA monthly cap:
- £474
- Scheme type:
- other
- Premium:
- +0% premium over LHA cap
- 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 impact
Local lettings demanddays-to-let · supply now · trend
Local lettings demandby strategyLive area data
Short-stay let64% occupancy
£149/night ADR
Based on 10 short-let comps nearby
Rent by the room conversion upside
+£537/mo cash flow vs Rent it out if converted to Rent by the room
17.45% Return before costs on price converted vs 5.45% as-is
As-is Rent it out
Monthly profit-£239
Return before costs on price5.45%
Cash needed£53,148
If converted to Rent by the room
Monthly profit+£298
Return before costs on price17.45%
Cash needed£69,148
Δ vs Rent it out Monthly profit+£537
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
£39,750–£74,920full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£2,904–£5,082
- Replumb£2,178–£4,356
- Windows£7,260–£13,068
- Paint + decor£5,082–£9,438
- Flooring£7,986–£15,246
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- Not ratedSt Thomas's CentreNot applicable · Pupil referral unit · BB1 9TH
- Not ratedRoe Lee Park Primary SchoolPrimary · Community school · BB1 9RP
- Not ratedSalesbury Church of England Primary SchoolPrimary · Voluntary aided school · BB1 9EQ
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£9,000
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£5,222
Exit costs
Projected sale price (5y · 2%/yr growth)£182,173
Capital gain (pre-CGT)£17,173
Sale costs (~2.5%)£4,554
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-£23,402
Rates as of Oct 2024
Acquisition costs
£66,862cash neededPurchase price£165,000
Deposit (25%)£41,250
Stamp duty+5% additional-property surcharge£9,050
Refurb£11,087
Legal + survey£2,000
Mortgage fees£3,475
Total cash neededdeposit + costs (loan covers the rest)£66,862
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
*BEAUTIFUL TWO DOUBLE BEDROOM FIRST FLOOR APARTMENT IN THE DESIRABLE LOCATION OF WILPSHIRE* Set in an enviable position on Ribchester Road stands this wonderful, stone built apartment. Boasting a great standard of accommodation and complete designated off road parking, this property presents a spectacular option for downsizers offering a bungalow alternative.
This well appointed first floor apartment has been recently freshened up, offering a perfect blank canvas to customis…
Floor plans
Listing metarightmove · Stones Young Estate and Letting Agents
About this listing
232 days · RightmovePrice history
5-year price trend
Monthly profit
−£435
Cash needed
£67K
Return after costs
-7.81%
IRR
-7.96%
Listed 232d ago
Ribchester Road, Wilpshire, BB1
flat · 2 bed · 1 bath · 726 sqft
£165,000
est £750 · 5.45% gross
EPC E
1 / 13
13/100
Marginal
5.45% — verify the rent + comps locally.
Energy rating E — Min. energy standard blocker by 2030 (~£6,000–£12,000 upgrade)
Price
£165K
Return before costs
5.45%
est rent £750/monot enough comparablesRange £700–£804/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
E
MEES (Minimum Energy Efficiency Standards) blocker by 2030
~£6,000–£12,000 upgrade
~£6,000–£12,000 upgrade
Deal flags1 issue
EPC E — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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: £700–£804/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £41,250
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 (£8,315–£15,522 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £123,750 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
-£435
after mortgage, operating costs & tax
Rent in£750/mo gross
£721/mo collected · £29/mo lost to voids
Where it goes
£670Mortgage£486Costs
Outgoings exceed rent — you top up £435/mo
Mortgage£670
Costs£486
Management£75
Maintenance£67
Insurance£20
CapEx reserve£38
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£435
Returns
Return before costs on price5.45%
Cash return on cash-7.81%
Gross margin£235
Cash needed£66,862
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.08
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context271 active short-lets nearby
Short-let market context
- 271 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA East Lancs · cap £474/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- East Lancs
- LHA monthly cap:
- £474
- Scheme type:
- other
- Premium:
- +0% premium over LHA cap
- 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 | £9,000 | £5,833 | £8,044 | £0 | £0 | -£4,876 | -£4,876 |
| Year 2 | £9,270 | £6,007 | £8,044 | £0 | £0 | -£4,781 | -£9,657 |
| Year 3 | £9,548 | £6,188 | £8,044 | £0 | £0 | -£4,683 | -£14,341 |
| Year 4 | £9,835 | £6,373 | £8,044 | £0 | £0 | -£4,583 | -£18,923 |
| Year 5 | £10,130 | £6,565 | £8,044 | £0 | £0 | -£4,479 | -£23,402 |
Rent by the room upside
What we verified
3216
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPC~£6,000–£12,000 to upgrade to CE
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,609
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£23,402
Acquisition costs
25% deposit£41,250
Stamp duty£9,050
Refurb£11,087
Legal + survey£2,000
Mortgage + broker£3,475
Cash needed£66,862
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
*BEAUTIFUL TWO DOUBLE BEDROOM FIRST FLOOR APARTMENT IN THE DESIRABLE LOCATION OF WILPSHIRE* Set in an enviable position on Ribchester Road stands this wonderful, stone built apartment. Boasting a great standard of accommodation and complete designated off road parking, this property presents a spectacular option for downsizers offering a bungalow alternative.
This well appointed first floor apartment has been recently freshened up, offering a perfect blank canvas to customis…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice