-0.8% 5y IRR — capital outlay disproportionate to returns
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
−£17/mo
You top up £17/mo
Price
£97K
No local sold comps to compare
Return · IRR
-0.8%/yr
Loses money over 5 years
Cash to get in
£35K
Deposit + fees + refurb
Return before costson price11.12%5-yr return on cash 6%Rent est. £894 (£846–£945)
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: £846–£945/mo · n=118
Financing
DepositYour cash in — the rest is the mortgage25% · £24,125
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 (£1,181–£2,205 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £72,375 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£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 history162d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£61,500 in 2020 → £96,500 asking
+56.9%in 6y
2020£61,500+95.2% in 24y
1996£31,500—
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 — +£91/mo · £108/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
11.12%
-£17
£34,973
5.9%
Low
Feasible
Housing-benefit rent
7.13%
-£317
£34,973
-45.5%
Med
Feasible
⭐ Council lease
11.12%
+£91
£34,973
19.9%
Low
Feasible
Refurb & refinance
11.12%
-£17
£40,428
5.1%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£345
£105,530
7%
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
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
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 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
+£397/mo cash flow vs Rent it out if converted to Rent by the room
29.84% Return before costs on price converted vs 11.12% as-is
As-is Rent it out
Monthly profit+£118
Return before costson price11.12%
Cash needed£36,023
If converted to Rent by the room
Monthly profit+£515
Return before costson price29.84%
Cash needed£52,023
Δ vs Rent it outMonthly profit+£397
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.
£30,694–£57,900full refurb + room split
⚠️ Capped at 60% of £96,500 asking (£57,900). Raw model: £48,630–£91,735. Verify with a surveyor before offering.
What's in this cost
Kitchen£5,794–£11,588
1 × bathroom£3,882–£7,116
Rewire£2,272–£3,976
Replumb£1,704–£3,408
Windows£5,680–£10,225
Paint + decor£4,544–£8,521
Flooring£6,817–£13,065
Comparables
sold within 0.5 mi
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
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
St Peter's CofE Primary School
Primary · Voluntary aided school · BL4 9JT
Good
St James's Church of England High School
Secondary · Academy converter · BL4 9RU
Good
Kearsley West Primary School
Primary · Community school · BL4 9BZ
Not rated
St James CofE Primary School, Farnworth
Primary · Academy converter · BL4 9QB
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
-£246/yr kept
Annual gross rent£10,728
Section 24 credit£0
Annual tax due£39
Post-tax Monthly profitannual-£246
Exit costs
£2,064 after CGT
Projected sale price (5y · 2%/yr growth)£106,544
Capital gain (pre-CGT)£10,044
Sale costs (~2.5%)£2,664
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£2,064
Rates as of Oct 2024
Acquisition costs
£34,973cash needed
Purchase price£96,500
Deposit (25%)£24,125
Stamp duty+5% additional-property surcharge£4,825
Refurb£1,575
Legal + survey£2,000
Mortgage fees£2,448
Total cash neededdeposit + costs (loan covers the rest)£34,973
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
RARE GROUND FLOOR APARTMENT! FOR SALE WITH NO ONWARD CHAIN! VACANT POSSESSION! An extremely well presented 2 bedroom ground floor apartment located at Lever House, Moorfield Chase in the Farnworth area of Bolton in Greater Manchester. Briefly comprises of the following, an entrance hallway, a spacious lounge, a modern kitchen including an integrated electric hob, oven and an extractor hood, 2 bedrooms, a double sized Master bedroom and one single bedroom plus a modern Family…
LEVER HOUSE FLAT 4, MOORFIELD CHASE, FARNWORTH, BOLTON, BL4 9DW
✓ Verified address
flat · 2 bed · 1 bath
£96,500
est £894 · 11.12% gross
Chain freeLeasehold 769yr
1 / 9
60/100
Solid
Real 11.12% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
11.12% Return before costs — above-market
Chain free
Price
£97K
Return before costs
11.12%
est rent £894/mo118 comps within 1 kmRange £846–£945/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
—
Energy rating
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: £846–£945/mo · n=118
Financing
DepositYour cash in — the rest is the mortgage25% · £24,125
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 (£1,181–£2,205 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £72,375 loan + £1,000 booking fee
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 mi
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£941
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£2,064
Acquisition costs
£35K
25% deposit£24,125
Stamp duty£4,825
Refurb£1,575
Legal + survey£2,000
Mortgage + broker£2,448
Cash needed£34,973
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Pro analysis — outcome range, stress tests & portfolio impact
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Description& agent copyRightmove
RARE GROUND FLOOR APARTMENT! FOR SALE WITH NO ONWARD CHAIN! VACANT POSSESSION! An extremely well presented 2 bedroom ground floor apartment located at Lever House, Moorfield Chase in the Farnworth area of Bolton in Greater Manchester. Briefly comprises of the following, an entrance hallway, a spacious lounge, a modern kitchen including an integrated electric hob, oven and an extractor hood, 2 bedrooms, a double sized Master bedroom and one single bedroom plus a modern Family…