Skip to main contenthow this is calculated →
Year 5 disposal
BMV -26%
⊞ View all 5
60/ 100
Solid
10.72% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 10.72% return before costs — above-market
- Priced below market -26% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Tenanted in situ — instant Monthly profit from completion
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£116/mo — mildly negative — equity build may cover
- -4.0% 5y IRR — capital outlay disproportionate to returns
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£116/mo
You top up £116/mo
Price vs market
Below market value
-26% vs 12 sold · interior unseen
Return · IRR
-4.0%/yr
Loses money over 5 years
Cash left in
£18K
Stays in after refinancing at value
Price £75KCash to buy £37KReturn before costs on price 10.72%5-yr return on cash -12%Rent est. £670 (£627–£716)
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: £627–£716/mo · n=14
Financing
DepositYour cash in — the rest is the mortgage25% · £18,750
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £56,250 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
-£116
after mortgage, operating costs & tax
Rent in£670/mo gross
£644/mo collected · £26/mo lost to voids
Where it goes
£305Mortgage£455Costs
Outgoings exceed rent — you top up £116/mo
Mortgage£305
Costs£455
Management£67
Maintenance£50
Insurance£20
CapEx reserve£34
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£116
Returns
Return before costs on price10.72%
Cash return on cash-3.72%
Gross margin£189
Cash needed£37,389
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.11
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 | £8,040 | £5,465 | £3,656 | £0 | £0 | -£1,081 | -£1,081 |
| Year 2 | £8,281 | £5,628 | £3,656 | £0 | £0 | -£1,003 | -£2,084 |
| Year 3 | £8,530 | £5,797 | £3,656 | £0 | £0 | -£924 | -£3,008 |
| Year 4 | £8,786 | £5,971 | £3,656 | £0 | £0 | -£842 | -£3,850 |
| Year 5 | £9,049 | £6,150 | £3,656 | £0 | £0 | -£758 | -£4,608 |
Disposal gain (gross)-£10,778
CGT£0
Net Disposal proceeds£80,736
What we verified
What we verified
24052 ok · 4 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
EPC band from listing · verify certificate before exchanging
Find EPC certificate →Cladding safety certificateNot stated on the listing
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 4JJ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Manchester Metropolitan · 34.8 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 · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,670–£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 history218d on market2 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£56,500 in 2011 → £75,000 asking
+32.7%in 15y
- 2011£56,500+109.3% in 9y
- 2002£27,000+22.8% in 3y
- 1999£21,995—
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 — -£116/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 | 10.72% | -£116 | £37,389 | -12.3% | Low | Feasible |
| Housing-benefit rent | 7.58% | -£308 | £37,389 | -43.3% | Med | Feasible |
| Council lease | 0.00% | -£654 | £37,389 | -108.4% | Low | Feasible |
| Refurb & refinance | 10.72% | -£116 | £45,445 | -10.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£349 | £95,820 | -7% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
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
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
+£544/mo cash flow vs Rent it out if converted to Rent by the room
38.40% Return before costs on price converted vs 10.72% as-is
🔓 +1 bedroom potential
high confidence2 → 3 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 4 habitable rooms (2 beds + 2 reception(s)) in 80 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 3 lettable rooms; sized to Hyndburn adopted standard (6.51/10.22 m²; Private Rented Sector - Licensing of HMOs (council page); Cabinet HMO Policy & fees report, 7 December 2022 (implemented 1 January 2023)); 1 room size(s) not printed on the plan — counted but unverified vs the standard; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted)
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
2 → 3 bed HMO+1 single
Sized to Hyndburn'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.
As-is Rent it out
Monthly profit+£39
Return before costs on price10.72%
Cash needed£30,648
If converted to Rent by the room
Monthly profit+£583
Return before costs on price38.40%
Cash needed£46,648
Δ vs Rent it out Monthly profit+£544
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
£23,900–£45,000full refurb + room split
⚠️ Capped at 60% of £75,000 asking (£45,000). Raw model: £42,690–£80,380. Verify with a surveyor before offering.
What's in this cost
- Kitchen£4,837–£9,674
- 1 × bathroom£3,191–£5,850
- Rewire£1,814–£3,174
- Replumb£1,360–£2,721
- Windows£4,535–£8,162
- Paint + decor£3,174–£5,895
- Flooring£4,988–£9,523
Comparables
sold within 0.5 miWide · CV 22.2%Med confidence
Loading nearby sold…
Location & area intelligence
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
- GoodRishton St Peter and St Paul's Church of England Primary SchoolPrimary · Voluntary aided school · BB1 4DT
- GoodThe Hyndburn AcademySecondary · Academy sponsor led · BB1 4ED
- Not ratedThe WillowsNot applicable · Other independent special school · BB1 4JJ
- Not ratedRishton Methodist Primary SchoolPrimary · Voluntary controlled school · BB1 4JF
- Not ratedSt Charles' Roman Catholic Primary School, a Voluntary AcademyPrimary · Academy converter · BB1 4HT
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£8,040
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,390
Exit costs
Projected sale price (5y · 2%/yr growth)£82,806
Capital gain (pre-CGT)£7,806
Sale costs (~2.5%)£2,070
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-£4,608
Rates as of Oct 2024
Acquisition costs
£37,389cash neededPurchase price£75,000
Deposit (25%)£18,750
Stamp duty+5% additional-property surcharge£3,750
Refurb£10,764
Legal + survey£2,000
Mortgage fees£2,125
Total cash neededdeposit + costs (loan covers the rest)£37,389
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
This well-presented, stone-built mid-terrace house offers an excellent investment opportunity, with a tenant in situ and an attractive 8% yield. The property is ideally suited for investors seeking a reliable return, as it benefits from a very good long-term tenant who has maintained the home well.
The accommodation comprises a welcoming entrance hall leading to a spacious lounge, which provides a comfortable living area with ample natural light. The modern kitchen is fitted…
Floor plans
Nearby active comparables2 rentals
Comparable rentals
BB1 · same beds + typeMedian nearby: £750/mo+£80 vs our est
- Haydock Street, BB12b£650/moMay 2026
- Ballantrae Road, Shadsworth2b£850/moMay 2026
Other deals nearby
BB1 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Duckworths Estate Agents
About this listing
218 days · RightmovePrice history
5-year price trend
Monthly profit
−£116
Cash needed
£37K
Return after costs
-3.72%
IRR
-4.02%
Listed 218d ago
41, HENRY STREET, RISHTON, BLACKBURN, BB1 4JJ
✓ Verified address
terraced · 2 bed · 1 bath
£75,000
est £670 · 10.72% gross
EPC D
Priced below market
1 / 5
60/100
Solid
10.72% — verify the rent + comps locally.
Priced below market -26% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.72% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£75K
26% below sold comps
Return before costs
10.72%
est rent £670/monot enough comparablesRange £627–£716/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — 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: £627–£716/mo · n=14
Financing
DepositYour cash in — the rest is the mortgage25% · £18,750
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £56,250 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
-£116
after mortgage, operating costs & tax
Rent in£670/mo gross
£644/mo collected · £26/mo lost to voids
Where it goes
£305Mortgage£455Costs
Outgoings exceed rent — you top up £116/mo
Mortgage£305
Costs£455
Management£67
Maintenance£50
Insurance£20
CapEx reserve£34
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£116
Returns
Return before costs on price10.72%
Cash return on cash-3.72%
Gross margin£189
Cash needed£37,389
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.11
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
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
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 | £8,040 | £5,465 | £3,656 | £0 | £0 | -£1,081 | -£1,081 |
| Year 2 | £8,281 | £5,628 | £3,656 | £0 | £0 | -£1,003 | -£2,084 |
| Year 3 | £8,530 | £5,797 | £3,656 | £0 | £0 | -£924 | -£3,008 |
| Year 4 | £8,786 | £5,971 | £3,656 | £0 | £0 | -£842 | -£3,850 |
| Year 5 | £9,049 | £6,150 | £3,656 | £0 | £0 | -£758 | -£4,608 |
Rent by the room upside
What we verified
3406
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▾
EPC~£3,000–£7,000 to upgrade to CD
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
TenantMonthly profit from day oneIn situ
Comparables
sold within 0.5 miWide · CV 22.2%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£731
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£4,608
Acquisition costs
25% deposit£18,750
Stamp duty£3,750
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£2,125
Cash needed£37,389
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
This well-presented, stone-built mid-terrace house offers an excellent investment opportunity, with a tenant in situ and an attractive 8% yield. The property is ideally suited for investors seeking a reliable return, as it benefits from a very good long-term tenant who has maintained the home well.
The accommodation comprises a welcoming entrance hall leading to a spacious lounge, which provides a comfortable living area with ample natural light. The modern kitchen is fitted…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice