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Year 5 disposal
BMV -9%
⊞ View all 12
37/ 100
Weak
7.26% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.26% return before costs — above-market
- Priced below market -9% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£236/mo — significantly negative — real recurring drain
- -4.6% 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
−£236/mo
You top up £236/mo
Price vs market
Below market value
-9% vs 12 sold · interior unseen
Return · IRR
-4.6%/yr
Loses money over 5 years
Cash left in
£49K
Stays in after refinancing at value
Price £140KCash to buy £60KReturn before costs on price 7.26%5-yr return on cash -18%Rent est. £847 (£808–£888)
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: £808–£888/mo · n=77
Financing
DepositYour cash in — the rest is the mortgage25% · £35,000
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 £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
-£236
after mortgage, operating costs & tax
Rent in£847/mo gross
£814/mo collected · £33/mo lost to voids
Where it goes
£569Mortgage£482Costs
Outgoings exceed rent — you top up £236/mo
Mortgage£569
Costs£482
Management£85
Maintenance£50
Insurance£20
CapEx reserve£42
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£236
Returns
Return before costs on price7.26%
Cash return on cash-4.73%
Gross margin£333
Cash needed£59,958
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.43
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 | £10,164 | £5,781 | £6,825 | £0 | £0 | -£2,442 | -£2,442 |
| Year 2 | £10,469 | £5,955 | £6,825 | £0 | £0 | -£2,311 | -£4,753 |
| Year 3 | £10,783 | £6,133 | £6,825 | £0 | £0 | -£2,175 | -£6,928 |
| Year 4 | £11,106 | £6,317 | £6,825 | £0 | £0 | -£2,036 | -£8,964 |
| Year 5 | £11,440 | £6,507 | £6,825 | £0 | £0 | -£1,892 | -£10,856 |
Disposal gain (gross)-£11,151
CGT£0
Net Disposal proceeds£150,707
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
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 cohortBL6 7JS · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Manchester Metropolitan · 25.2 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 history208d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£145,000 in 2026 → £140,000 asking
-3.4%in 0y
- 2026£145,000+59.3% in 14y
- 2012£91,000—
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 — -£113/mo · £123/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 | 7.26% | -£236 | £59,958 | -18.1% | Low | Feasible |
| Housing-benefit rent | 4.91% | -£497 | £59,958 | -44.7% | Med | Feasible |
| ⭐ Council lease | 7.26% | -£113 | £59,958 | -8.5% | Low | Feasible |
| Refurb & refinance | 7.26% | -£236 | £71,981 | -15.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£349 | £166,881 | 1% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
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
Rent by the room conversion upside
+£440/mo cash flow vs Rent it out if converted to Rent by the room
20.57% Return before costs on price converted vs 7.26% as-is
🔓 +1 bedroom potential
medium confidence2 → 3 lettable rooms
Potential, not guaranteed (subject to planning + regs). Estimate from the floorplan (kitchen size assumed) — verify room sizes against the floorplan before offering.
How we calculated this
floorplan shows 4 habitable rooms (2 beds + 2 reception(s)); convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 3 lettable rooms; sized to Bolton adopted standard (6.51/10.22 m²; Bolton Council HMO licence guidance page (national minimum room-size standards applied); Fees and Charges page; consultation on proposed boroughwide Additional Licensing Scheme (2 Feb-19 Apr 2026)); 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.
2 → 3 bed HMO+1 single
Sized to Bolton'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-£62
Return before costs on price7.26%
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+£440
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
£48,400
Range: £41,800 – £57,200
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.
£44,530–£84,000full refurb + room split
⚠️ Capped at 60% of £140,000 asking (£84,000). Raw model: £48,630–£91,735. Verify with a surveyor before offering.
What's in this cost
- Kitchen£8,406–£16,812
- 1 × bathroom£5,631–£10,324
- Rewire£3,296–£5,769
- Replumb£2,472–£4,945
- Windows£8,241–£14,834
- Paint + decor£6,593–£12,362
- Flooring£9,889–£18,955
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
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 & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodBeacon Primary SchoolPrimary · Academy sponsor led · BL6 7AL
- GoodRivington Foundation Primary SchoolPrimary · Foundation school · BL6 7SE
- GoodRivington and Blackrod High SchoolSecondary · Academy converter · BL6 7RU
- Not ratedCumberland SchoolNot applicable · Other independent special school · BL6 7RX
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£10,164
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,833
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-£10,856
Rates as of Oct 2024
Acquisition costs
£59,958cash neededPurchase price£140,000
Deposit (25%)£35,000
Stamp duty+5% additional-property surcharge£7,300
Refurb£12,558
Legal + survey£2,000
Mortgage fees£3,100
Total cash neededdeposit + costs (loan covers the rest)£59,958
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Offered to the open market is this chain free bay fronted 2 bed terrace on Mary Street East in the ever popular location of Horwich. Situated on a quiet street of similar properties and close to the centre where you will find an array of popular bars and restaurants, excellent transport links, amenities with highly recommended local nurseries and schools all within the catchment area. We feel the property will be of particular interest to first time buyers and investors looki…
Floor plans
Nearby active comparables12 rentals
Comparable rentals
BL6 · same beds + typeMedian nearby: £825/mo · 10 of 12 already let-£22 vs our est
- Tredgold Street, Horwich, Bolton, Lan…Let2b£825/moMay 2026
- Victoria Road, Horwich, Bolton, BL6Let2b£795/moMay 2026
- Scot Lane, Blackrod, Bolton, BL62b£850/moMay 2026
- Hawksley Street, Horwich, BL62b£850/moMay 2026
- Station Road, Blackrod, Bolton, BL6Let2b£800/moMay 2026
- New Street, Blackrod, Bolton, BL6 5AGLet2b£925/moMay 2026
- Victoria Road, Horwich, Bolton BL6Let2b£795/moMay 2026
- Station Road, Blackrod, Bolton BL6Let2b£825/moMay 2026
- Hawksley Street, Horwich BL6Let2b£850/moMay 2026
- Stanley Grove, Horwich, Bolton BL6Let2b£820/moDec 2025
- Barlow Street, Horwich, Bolton BL6Let2b£895/moDec 2025
- Nasmyth Street, Horwich, Bolton, Grea…Let2b£795/moJun 2025
Other deals nearby
BL6 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Cardwells Sales, Lettings, Management & Commercial
About this listing
208 days · RightmovePrice history
5-year price trend
Monthly profit
−£236
Cash needed
£60K
Return after costs
-4.73%
IRR
-4.62%
Listed 208d ago
19, MARY STREET EAST, HORWICH, BOLTON, BL6 7JS
terraced · 2 bed · 1 bath
£140,000
est £847 · 7.26% gross
Chain free
Priced below market
1 / 12
37/100
Marginal
7.26% — verify the rent + comps locally.
Priced below market -9% vs 12 nearby sold (last 12 mo)
7.26% Return before costs — above-market
Chain free
Price
£140K
9% below sold comps
Return before costs
7.26%
est rent £847/monot enough comparablesRange £808–£888/mo (Q1–Q3)
Bedrooms
2
1 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: £808–£888/mo · n=77
Financing
DepositYour cash in — the rest is the mortgage25% · £35,000
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 £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
-£236
after mortgage, operating costs & tax
Rent in£847/mo gross
£814/mo collected · £33/mo lost to voids
Where it goes
£569Mortgage£482Costs
Outgoings exceed rent — you top up £236/mo
Mortgage£569
Costs£482
Management£85
Maintenance£50
Insurance£20
CapEx reserve£42
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£236
Returns
Return before costs on price7.26%
Cash return on cash-4.73%
Gross margin£333
Cash needed£59,958
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.43
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
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 | £10,164 | £5,781 | £6,825 | £0 | £0 | -£2,442 | -£2,442 |
| Year 2 | £10,469 | £5,955 | £6,825 | £0 | £0 | -£2,311 | -£4,753 |
| Year 3 | £10,783 | £6,133 | £6,825 | £0 | £0 | -£2,175 | -£6,928 |
| Year 4 | £11,106 | £6,317 | £6,825 | £0 | £0 | -£2,036 | -£8,964 |
| Year 5 | £11,440 | £6,507 | £6,825 | £0 | £0 | -£1,892 | -£10,856 |
Rent by the room upside
What we verified
2307
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
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 22.2%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,365
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£10,856
Acquisition costs
25% deposit£35,000
Stamp duty£7,300
Refurb£12,558
Legal + survey£2,000
Mortgage + broker£3,100
Cash needed£59,958
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
Offered to the open market is this chain free bay fronted 2 bed terrace on Mary Street East in the ever popular location of Horwich. Situated on a quiet street of similar properties and close to the centre where you will find an array of popular bars and restaurants, excellent transport links, amenities with highly recommended local nurseries and schools all within the catchment area. We feel the property will be of particular interest to first time buyers and investors looki…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice