-2.3% 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
−£71/mo
You top up £71/mo
Price vs market
Below market value
-8% vs 4 sold · interior unseen
Return · IRR
-2.3%/yr
Loses money over 5 years
Cash left in
£34K
Stays in after refinancing at value
Price £80KCash to buy £39KReturn before costson price10.24%5-yr return on cash -4%Rent est. £683 (£643–£725)
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: £643–£725/mo · n=76
Financing
DepositYour cash in — the rest is the mortgage25% · £20,000
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 (£8,222–£15,348 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £60,000 loan + £1,000 booking fee
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£7,876–£15,036
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history199d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£16,000 in 1997 → £80,000 asking
+400.0%in 29y
1997£16,000—
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 — -£39/mo · £32/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
10.24%
-£71
£39,163
-4.1%
Low
Feasible
Housing-benefit rent
7.11%
-£274
£39,163
-35.5%
Med
Feasible
⭐ Council lease
10.24%
-£39
£39,163
-3.2%
Low
Feasible
Refurb & refinance
10.24%
-£71
£47,548
-3.4%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£294
£101,348
-5%
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
+£536/mo cash flow vs Rent it out if converted to Rent by the room
36.00% Return before costs on price converted vs 10.24% as-is
As-is Rent it out
Monthly profit+£31
Return before costson price10.24%
Cash needed£31,898
If converted to Rent by the room
Monthly profit+£567
Return before costson price36.00%
Cash needed£47,898
Δ vs Rent it outMonthly profit+£536
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
£25,464–£48,000full refurb + room split
⚠️ Capped at 60% of £80,000 asking (£48,000). Raw model: £39,400–£74,270. Verify with a surveyor before offering.
What's in this cost
Kitchen£5,584–£11,168
1 × bathroom£3,684–£6,754
Rewire£1,851–£3,239
Replumb£1,388–£2,776
Windows£4,627–£8,329
Paint + decor£3,239–£6,016
Flooring£5,090–£9,718
Comparables
sold within 0.5 mi
Wide · CV 25.8%Med confidence
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 & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
Ashworth Nursery School
Nursery · Local authority nursery school · BB2 1QU
Good
St Anne's Roman Catholic Primary School Blackburn
Primary · Voluntary aided school · BB2 1LQ
Good
St Barnabas and St Paul's Church of England Voluntary Aided Primary School
Primary · Voluntary aided school · BB2 1SN
Good
Blackburn College
16 plus · Further education · BB2 1LH
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
-£847/yr kept
Annual gross rent£8,196
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profitannual-£847
Exit costs
-£1,616 after CGT
Projected sale price (5y · 2%/yr growth)£88,326
Capital gain (pre-CGT)£8,326
Sale costs (~2.5%)£2,208
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-£1,616
Rates as of Oct 2024
Acquisition costs
£39,163cash needed
Purchase price£80,000
Deposit (25%)£20,000
Stamp duty+5% additional-property surcharge£4,000
Refurb£10,963
Legal + survey£2,000
Mortgage fees£2,200
Total cash neededdeposit + costs (loan covers the rest)£39,163
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Welcomed to the market is this spacious two/three-bedroom apartment, ideally positioned close to local amenities. Offering generously sized rooms and flexible living space, this property presents an excellent opportunity for first-time buyers and investors alike. (EPC - E)
Welcomed to the market is this well-proportioned two/three bedroom apartment, offering flexible living accommodation that would be ideal for first-time buyers and investors alike. The property briefly comp…
Priced below market -8% vs 4 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.24% Return before costs — above-market
Energy rating E — Min. energy standard blocker by 2030 (~£6,000–£12,000 upgrade)
Price
£80K
8% below sold comps
Return before costs
10.24%
est rent £683/mo76 comps within 500 mRange £643–£725/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
E
MEES (Minimum Energy Efficiency Standards) blocker by 2030 ~£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
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: £643–£725/mo · n=76
Financing
DepositYour cash in — the rest is the mortgage25% · £20,000
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 (£8,222–£15,348 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £60,000 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
£8,196
£4,827
£3,900
£0
£0
-£531
-£531
Year 2
£8,442
£4,972
£3,900
£0
£0
-£430
-£962
Year 3
£8,695
£5,121
£3,900
£0
£0
-£326
-£1,288
Year 4
£8,956
£5,275
£3,900
£0
£0
-£219
-£1,507
Year 5
£9,225
£5,433
£3,900
£0
£0
-£109
-£1,616
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
13 total
3316
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeLeasehold
HeritageListed building / conservation areaNot stated on the listing
Building condition4▾
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
Service chargeReduces net yield£930.84/yr
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
Wide · CV 25.8%Med confidence
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£780
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£1,616
Acquisition costs
£39K
25% deposit£20,000
Stamp duty£4,000
Refurb£10,963
Legal + survey£2,000
Mortgage + broker£2,200
Cash needed£39,163
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyRightmove
Welcomed to the market is this spacious two/three-bedroom apartment, ideally positioned close to local amenities. Offering generously sized rooms and flexible living space, this property presents an excellent opportunity for first-time buyers and investors alike. (EPC - E)
Welcomed to the market is this well-proportioned two/three bedroom apartment, offering flexible living accommodation that would be ideal for first-time buyers and investors alike. The property briefly comp…