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Year 5 disposal
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14/ 100
Weak
6.35% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£331/mo — significantly negative — real recurring drain
- -2.7% 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
−£331/mo
You top up £331/mo
Price
£180K
No local sold comps to compare
Return · IRR
-2.7%/yr
Loses money over 5 years
Cash to get in
£123K
Deposit + fees + refurb
Return before costs on price 6.35%5-yr return on cash -13%Rent est. £952 (£949–£955)
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: £949–£955/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £44,988
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 (£47,002–£87,737 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £134,962.5 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£331
after mortgage, operating costs & tax
Rent in£952/mo gross
£915/mo collected · £37/mo lost to voids
Where it goes
£731Mortgage£515Costs
Outgoings exceed rent — you top up £331/mo
Mortgage£731
Costs£515
Management£95
Maintenance£67
Insurance£20
CapEx reserve£48
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£331
Returns
Return before costs on price6.35%
Cash return on cash-3.22%
Gross margin£400
Cash needed£123,453
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.25
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 | £11,424 | £6,186 | £8,773 | £0 | £0 | -£3,534 | -£3,534 |
| Year 2 | £11,767 | £6,371 | £8,773 | £0 | £0 | -£3,377 | -£6,911 |
| Year 3 | £12,120 | £6,562 | £8,773 | £0 | £0 | -£3,215 | -£10,126 |
| Year 4 | £12,483 | £6,759 | £8,773 | £0 | £0 | -£3,048 | -£13,175 |
| Year 5 | £12,858 | £6,962 | £8,773 | £0 | £0 | -£2,877 | -£16,051 |
Disposal gain (gross)-£61,004
CGT£0
Net Disposal proceeds£193,712
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 cohortBL4 0AW · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Manchester Metropolitan · 14.6 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 history185d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£170,000 in 2026 → £179,950 asking
+5.9%in 0y
- 2026£170,000+347.4% in 30y
- 1996£38,000—
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 — +£295/mo · £488/mo ahead of Council lease
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 6.35% | -£331 | £123,453 | -13.0% | Low | Feasible |
| Housing-benefit rent | 3.82% | -£679 | £123,453 | -30.6% | Med | Feasible |
| Council lease | 6.35% | -£193 | £123,453 | -7.8% | Low | Feasible |
| Refurb & refinance | 6.35% | -£331 | £157,518 | -10.2% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 16.86% | +£295 | £123,453 | 17.1% | High | Feasible |
| Buy, improve & sell | 0.00% | -£366 | £279,784 | -22% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context315 active short-lets nearby
Short-let market context
- 315 active short-let listings in this postcode
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
Local lettings demandby strategyLive area data
Short-stay let50% occupancy
£167/night ADR
Based on 31 short-let comps nearby
Rent by the room conversion upside
+£384/mo cash flow vs Rent it out if converted to Rent by the room
16.00% Return before costs on price converted vs 6.35% as-is
🔓 +2 bedrooms potential
medium confidence2 → 4 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 5 habitable rooms (2 beds + 3 reception(s)); convert 2 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms (incl. the garage — convertible to a bedroom or the communal area); 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)); 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 → 4 bed HMO
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-£133
Return before costs on price6.35%
Cash needed£56,886
If converted to Rent by the room
Monthly profit+£251
Return before costs on price16.00%
Cash needed£72,886
Δ vs Rent it out Monthly profit+£384
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.
£48,630–£91,735full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 1 × bathroom£6,150–£11,275
- Rewire£3,600–£6,300
- Replumb£2,700–£5,400
- Windows£9,000–£16,200
- Paint + decor£7,200–£13,500
- Flooring£10,800–£20,700
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
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 & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- OutstandingGreen Fold SchoolNot applicable · Community special school · BL4 0NS
- GoodCherry Tree Primary SchoolPrimary · Community school · BL4 0NS
- GoodThe Ferns Primary AcademyPrimary · Academy sponsor led · BL4 0DA
- Not ratedThe Orchards Nursery SchoolNursery · Local authority nursery school · BL4 0NS
- Not ratedHighfield Primary SchoolPrimary · Community school · BL4 0AP
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£11,424
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,974
Exit costs
Projected sale price (5y · 2%/yr growth)£198,679
Capital gain (pre-CGT)£18,729
Sale costs (~2.5%)£4,967
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-£16,051
Rates as of Oct 2024
Acquisition costs
£123,453cash neededPurchase price£179,950
Deposit (25%)£44,988
Stamp duty+5% additional-property surcharge£10,097
Refurb£62,669
Legal + survey£2,000
Mortgage fees£3,699
Total cash neededdeposit + costs (loan covers the rest)£123,453
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
BUNGALOW, TWO BEDROOMS, GOOD LOCATION
Welcome to Highfield Road, where this charming two-bedroom semi-detached bungalow offers an exciting opportunity for buyers looking to create their ideal home.
Set in a highly sought-after location, this property is in need of modernisation but boasts fantastic potential throughout. The accommodation comprises a bright and spacious lounge, Dining Room and Kitchen with scope for redesign, two well-proportioned bedrooms, and a family Show…
Floor plans
Listing metarightmove · Eric Clarke
About this listing
185 days · RightmovePrice history
5-year price trend
Monthly profit
−£331
Cash needed
£123K
Return after costs
-3.22%
IRR
-2.66%
Listed 185d ago
Highfield Road, Farnworth, Bolton
bungalow · 2 bed · 1 bath
£179,950
est £952 · 6.35% gross
1 / 19
14/100
Marginal
6.35% — verify the rent + comps locally.
6.35% Return before costs — around the area average for this property type.
Monthly profit −£331/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£180K
Return before costs
6.35%
est rent £952/monot enough comparablesRange £949–£955/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: £949–£955/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £44,988
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 (£47,002–£87,737 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £134,962.5 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£331
after mortgage, operating costs & tax
Rent in£952/mo gross
£915/mo collected · £37/mo lost to voids
Where it goes
£731Mortgage£515Costs
Outgoings exceed rent — you top up £331/mo
Mortgage£731
Costs£515
Management£95
Maintenance£67
Insurance£20
CapEx reserve£48
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£331
Returns
Return before costs on price6.35%
Cash return on cash-3.22%
Gross margin£400
Cash needed£123,453
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.25
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context315 active short-lets nearby
Short-let market context
- 315 active short-let listings in this postcode
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 | £11,424 | £6,186 | £8,773 | £0 | £0 | -£3,534 | -£3,534 |
| Year 2 | £11,767 | £6,371 | £8,773 | £0 | £0 | -£3,377 | -£6,911 |
| Year 3 | £12,120 | £6,562 | £8,773 | £0 | £0 | -£3,215 | -£10,126 |
| Year 4 | £12,483 | £6,759 | £8,773 | £0 | £0 | -£3,048 | -£13,175 |
| Year 5 | £12,858 | £6,962 | £8,773 | £0 | £0 | -£2,877 | -£16,051 |
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,755
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£16,051
Acquisition costs
25% deposit£44,988
Stamp duty£10,097
Refurb£62,669
Legal + survey£2,000
Mortgage + broker£3,699
Cash needed£123,453
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
BUNGALOW, TWO BEDROOMS, GOOD LOCATION
Welcome to Highfield Road, where this charming two-bedroom semi-detached bungalow offers an exciting opportunity for buyers looking to create their ideal home.
Set in a highly sought-after location, this property is in need of modernisation but boasts fantastic potential throughout. The accommodation comprises a bright and spacious lounge, Dining Room and Kitchen with scope for redesign, two well-proportioned bedrooms, and a family Show…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice