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Year 5 disposal
⊞ View all 13
0/ 100
Weak
No rent data on file — verify locally before offering.
Why it works
- Long lease (117 yrs) — no short-lease drag
Why to be cautious
- Monthly profit −£777/mo — heavily negative — needs monthly capital injection
- -16.2% 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.
- EPC band not stated — verify the certificate before offering (2030 MEES minimum is band C).
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£777/mo
You top up £777/mo
Price
£125K
No local sold comps to compare
Return · IRR
-16.2%/yr
Loses money over 5 years
Cash to get in
£60K
Deposit + fees + refurb
5-yr return on cash -79%
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £31,250
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 (£13,223–£24,682 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £93,750 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
-£777
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£508Mortgage£269Costs
Outgoings exceed rent — you top up £777/mo
Mortgage£508
Costs£269
Maintenance£67
Insurance£20
Voids + council tax£7
Service charge + ground rent£71
Ltd co. accounts£104
Tax—
Shortfall−£777
Returns
Return before costs on price0.00%
Cash return on cash-15.53%
Gross margin-£269
Cash needed£60,005
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
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 | £0 | £3,226 | £6,094 | £0 | £0 | -£9,319 | -£9,319 |
| Year 2 | £0 | £3,322 | £6,094 | £0 | £0 | -£9,416 | -£18,735 |
| Year 3 | £0 | £3,422 | £6,094 | £0 | £0 | -£9,516 | -£28,251 |
| Year 4 | £0 | £3,525 | £6,094 | £0 | £0 | -£9,618 | -£37,869 |
| Year 5 | £0 | £3,630 | £6,094 | £0 | £0 | -£9,724 | -£47,593 |
Disposal gain (gross)-£16,320
CGT£0
Net Disposal proceeds£134,560
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 unknown
Legal & planning
Leasehold117 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
117 yr
Extracted from listing description · verify with solicitor
Tenure & planning117 yr
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Conversion approvability
Per-property planning assessment
Uncertain38% likely
Confidence: low
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 34% (41 decisions)
- NOTE: council HMO concentration policy not curated — the modal English policy (10% within 100m) is shown as an indication, not this council's adopted threshold
- NO HMO concentration data for this council: neither a licensed register nor granted change-of-use decisions nearby. This is ABSENCE OF DATA, not absence of HMOs — verify with the council before relying on it
Rent by the room concentration nearby
≈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.
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
Rates as of May 2026
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 profileFamily let
Tenant profilelikely cohortWN6 0GP · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Liverpool · 29.5 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
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
3-bed · 2-bath · 990 sqft
£28k–£56k
£ per sqft
building cost only
£29–£56
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£6,930–£12,870
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,890–£20,790
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Check council
The council's HMO page lists the current mandatory fee plus any additional / selective scheme that catches smaller HMOs.
Mandatory licensing applies to 5+ sharer HMOs (Housing Act 2004)
Find council HMO page →Price & sale history192d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£304,950 in 2016 → £125,000 asking
-59.0%in 10y
- 2016£304,950—
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 — +£4,301/mo · £4,267/mo ahead of Rent by the room
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 0.00% | -£777 | £60,005 | -79.3% | Low | Feasible |
| Housing-benefit rent | 5.69% | -£337 | £60,005 | -27.8% | Med | Feasible |
| ⭐ Council lease | 62.62% | +£4,301 | £60,005 | 457.1% | Low | Feasible |
| Refurb & refinance | 0.00% | -£777 | £73,307 | -64.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£262 | £157,932 | -4% | Med | Feasible |
| Rent by the room | 16.99% | +£35 | £60,005 | 18.0% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Wigan · cap £593/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Wigan
- LHA monthly cap:
- £593
- 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
+£1,116/mo cash flow vs Rent it out if converted to Rent by the room
23.04% Return before costs on price converted vs 0.00% as-is
As-is Rent it out
Monthly profit-£691
Return before costs on price0.00%
Cash needed£43,148
If converted to Rent by the room
Monthly profit+£425
Return before costs on price23.04%
Cash needed£59,148
Δ vs Rent it out Monthly profit+£1,116
Show conversion detail
Conversion cost estimate
£48,400
Range: £41,800 – £57,200
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Uncertain · 38% 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 34% (41 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.
£39,924–£75,000full refurb + room split
⚠️ Capped at 60% of £125,000 asking (£75,000). Raw model: £62,180–£116,810. Verify with a surveyor before offering.
What's in this cost
- Kitchen£5,894–£11,788
- 2 × bathroom£7,897–£14,479
- Rewire£2,825–£4,944
- Replumb£2,119–£4,238
- Windows£7,063–£12,713
- Paint + decor£5,650–£10,594
- Flooring£8,475–£16,244
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Wigan 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 & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- OutstandingSt Marie's Catholic Primary School StandishPrimary · Voluntary aided school · WN6 0LF
- GoodStandish St Wilfrid's Church of England Primary AcademyPrimary · Academy converter · WN6 0XB
- Not ratedMy Life LearningNot applicable · Special post 16 institution · WN6 0PP
- Not ratedMy Oasis Therapeutic Alternative ProvisionNot applicable · Other independent special school · WN6 0DA
- Not ratedWood Fold Primary SchoolPrimary · Community school · WN6 0TS
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£0
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£9,319
Exit costs
Projected sale price (5y · 2%/yr growth)£138,010
Capital gain (pre-CGT)£13,010
Sale costs (~2.5%)£3,450
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-£47,593
Rates as of Oct 2024
Acquisition costs
£60,005cash neededPurchase price£125,000
Deposit (25%)£31,250
Stamp duty+5% additional-property surcharge£6,250
Refurb£17,630
Legal + survey£2,000
Mortgage fees£2,875
Total cash neededdeposit + costs (loan covers the rest)£60,005
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Plumlife Move bring to the market this well presented three bedroom semi detached property, on a brilliant Shared Ownership scheme offering no onward chain! Being sold as a 50% share, the accommodation comprises of an entrance hall, downstairs WC, lounge and a dining kitchen. To the first floor there are three good sized bedrooms and a family bathroom. Externally there is a driveway providing off road parking for two vehicles, with side access leading to the rear garden. Ren…
Floor plans
Listing metarightmove · Plumlife Move
About this listing
192 days · RightmovePrice history
5-year price trend
Monthly profit
−£777
Cash needed
£60K
Return after costs
-15.53%
IRR
-16.19%
Listed 192d ago
4, BROADFERN, STANDISH, WIGAN, WN6 0GP
semi-detached · 3 bed · 2 bath
£125,000
Leasehold 117yr
1 / 13
0/100
Marginal
No rent data — verify locally before offering.
Monthly profit −£777/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£125K
Return before costs
—
rent unknown
Bedrooms
3
2 bath
Energy rating
—
Energy rating
Deal flags1 issue
Shared ownership
Restricted resale; staircasing required
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £31,250
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 (£13,223–£24,682 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £93,750 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
-£777
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£508Mortgage£269Costs
Outgoings exceed rent — you top up £777/mo
Mortgage£508
Costs£269
Maintenance£67
Insurance£20
Voids + council tax£7
Service charge + ground rent£71
Ltd co. accounts£104
Tax—
Shortfall−£777
Returns
Return before costs on price0.00%
Cash return on cash-15.53%
Gross margin-£269
Cash needed£60,005
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Wigan · cap £593/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Wigan
- LHA monthly cap:
- £593
- 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 | £0 | £3,226 | £6,094 | £0 | £0 | -£9,319 | -£9,319 |
| Year 2 | £0 | £3,322 | £6,094 | £0 | £0 | -£9,416 | -£18,735 |
| Year 3 | £0 | £3,422 | £6,094 | £0 | £0 | -£9,516 | -£28,251 |
| Year 4 | £0 | £3,525 | £6,094 | £0 | £0 | -£9,618 | -£37,869 |
| Year 5 | £0 | £3,630 | £6,094 | £0 | £0 | -£9,724 | -£47,593 |
Rent by the room upside
What we verified
6007
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureLeasehold years remaining117 yr
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
Service chargeReduces net yield£555/yr
Area▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,219
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£47,593
Acquisition costs
25% deposit£31,250
Stamp duty£6,250
Refurb£17,630
Legal + survey£2,000
Mortgage + broker£2,875
Cash needed£60,005
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
Plumlife Move bring to the market this well presented three bedroom semi detached property, on a brilliant Shared Ownership scheme offering no onward chain! Being sold as a 50% share, the accommodation comprises of an entrance hall, downstairs WC, lounge and a dining kitchen. To the first floor there are three good sized bedrooms and a family bathroom. Externally there is a driveway providing off road parking for two vehicles, with side access leading to the rear garden. Ren…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice