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Year 5 disposal
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35/ 100
Weak
8.55% Rent by the room return before costs — verify the rent + comps locally.
Why it works
- 7.73% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC C — MEES compliant
Why to be cautious
- 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
+£43/mo
Barely breaks even each month
Price
£250K
No local sold comps to compare
Return · IRR
0.9%/yr
Modest annualised return
Cash to get in
£103K
Deposit + fees + refurb
Return before costs on price · Rent by the room 8.55%5-yr return on cash 9%Rent est. £1,611 (£1,497–£1,734)
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: £1,497–£1,734/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £62,488
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 (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £187,462.5 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 £200K–£400K
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
+£43
after mortgage, operating costs & tax
Rent in£1,611/mo gross
£1,549/mo collected · £62/mo lost to voids
Where it goes
£1,015Mortgage£481Costs
£43/mo left as profit · 3% of rent kept
Mortgage£1,015
Costs£481
Management£161
Maintenance£100
Insurance£28
CapEx reserve£81
Voids + council tax£7
Ltd co. accounts£104
Tax£10
Profit+£43
Returns
Return before costs on price7.73%
Cash return on cash0.49%
Gross margin£1,068
Cash needed£103,392
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.53
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £19,332 | £5,773 | £12,185 | £0 | £261 | £1,113 | £1,113 |
| Year 2 | £19,912 | £5,946 | £12,185 | £0 | £338 | £1,442 | £2,555 |
| Year 3 | £20,509 | £6,125 | £12,185 | £0 | £418 | £1,781 | £4,336 |
| Year 4 | £21,125 | £6,309 | £12,185 | £0 | £500 | £2,131 | £6,467 |
| Year 5 | £21,758 | £6,498 | £12,185 | £0 | £584 | £2,491 | £8,959 |
Disposal gain (gross)-£17,039
CGT£0
Net Disposal proceeds£269,066
What we verified
What we verified
60066 ok · 0 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
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 ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand C
MEES 2030 compliance
C required for new tenancies
PASS
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 cohortBB2 · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Manchester Metropolitan · 34.2 km
Reason
4-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
4-bed · 1-bath · 1170 sqft
£28k–£55k
£ per sqft
building cost only
£24–£47
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£8,190–£15,210
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,870–£24,570
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 history87d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — +£360/mo · £318/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 | 7.73% | +£43 | £103,392 | 8.7% | Low | Feasible |
| Housing-benefit rent | 3.81% | -£665 | £103,392 | -33.6% | Med | Feasible |
| Council lease | 0.00% | -£1,248 | £103,392 | -73.2% | Low | Feasible |
| Refurb & refinance | 7.73% | +£43 | £123,672 | 7.2% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 14.15% | +£360 | £103,392 | 25.4% | High | Feasible |
| Buy, improve & sell | 0.00% | -£232 | £293,888 | 2% | Med | Feasible |
| Rent by the room | 8.90% | -£1,246 | £145,392 | -45.7% | — | Feasible |
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
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 let71% occupancy
£136/night ADR
Based on 9 short-let comps nearby
Rent by the room conversion upside
-£74/mo cash flow vs Rent it out if converted to Rent by the room
11.52% Return before costs on price converted vs 7.73% as-is
🔓 +2 bedrooms potential
medium confidenceUnlocks ~£11,118/yr extra rent
4 → 6 lettable rooms · ~6.2% gross at max
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 7 habitable rooms (4 beds + 3 reception(s)); convert 2 spare room(s) to bedrooms, keeping one reception as the lounge → up to 6 lettable rooms (incl. the garage — convertible to a bedroom or the communal area); sized to the England statutory minimum (6.51/10.22 m², SI 2018/616); council local standard not curated — may be higher, verify; adds ~£926/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); mandatory HMO licence (5+ persons, England)
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
4 → 6 bed HMO+2 singlesuplift 4.85% → 6.16%
HMO licence
Sized to the England statutory minimum (6.51/10.22 m²) — the council may set higher; verify
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.
Room mix (4 lettable rooms)
4× Double @ £463/mo
≈ £1,852/mo gross room income
As-is Rent it out
Monthly profit+£104
Return before costs on price7.73%
Cash needed£74,386
If converted to Rent by the room
Monthly profit+£29
Return before costs on price11.52%
Cash needed£90,386
Δ vs Rent it out Monthly profit-£74
+2 rooms (6 total)
Monthly profit+£252
Return before costs on price13.34%
Cash needed£110,386
Extra rent+£927/mo
Show conversion detail
Conversion cost estimate
£30,000
Range: £24,000 – £38,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£55,290–£103,780full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£4,680–£8,190
- Replumb£3,510–£7,020
- Windows£11,700–£21,060
- Paint + decor£8,190–£15,210
- Flooring£12,870–£24,570
Based on 21 HMO comps within 2.2 km
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
Tax treatment
Annual gross rent£19,332
Section 24 credit£0
Annual tax due£261
Post-tax Monthly profit annual£369
Exit costs
Projected sale price (5y · 2%/yr growth)£275,965
Capital gain (pre-CGT)£26,015
Sale costs (~2.5%)£6,899
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£8,959
Rates as of Oct 2024
Acquisition costs
£103,392cash neededPurchase price£249,950
Deposit (25%)£62,488
Stamp duty+5% additional-property surcharge£14,997
Refurb£19,458
Legal + survey£1,700
Mortgage fees£4,749
Total cash neededdeposit + costs (loan covers the rest)£103,392
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
A FOUR BEDROOM DETACHED HOME IN THE HIGHLY SOUGHT-AFTER AREA OF FENISCOWLES, OFFERING GENEROUSLY PROPORTIONED LIVING SPACES.
Step into a bright and welcoming entrance hall that sets the tone for the rest of the property, complete with a convenient downstairs WC for guests and family alike. The spacious living room is perfectly sized for family gatherings, featuring large, bright windows that flood the space with natural light and create a warm, inviting atmosphere.
The hear…
Floor plans
Nearby active comparables2 rentals
Comparable rentals
BB2 · same beds + typeMedian nearby: £293,350/mo · 2 of 2 already let+£291,739 vs our est
- Buncer Lane, Blackburn, BB2Let4b£585,000/moMay 2026
- Christabelle Lane, BB2Let4b£1,700/moMay 2026
Other deals nearby
BB2 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metaonthemarket · Stones Young Sales & Lettings - Blackburn
About this listing
87 days · OnTheMarketPrice history
5-year price trend
Monthly profit
+£43
Cash needed
£103K
Return after costs
0.49%
IRR
0.86%
Listed 87d ago
Hollies Close, Blackburn, BB2, Blackburn, BB2
detached · 4 bed · 1 bath
£249,950
est £1,611 · 7.73% gross
Chain freeEPC C
1 / 5
35/100
Marginal
8.55% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.73% Return before costs — above-market
Chain free
Price
£250K
Return before costs (best)
8.55%
Rent by the room
Bedrooms
4
1 bath
Energy rating
C
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: £1,497–£1,734/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £62,488
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 (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £187,462.5 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 £200K–£400K
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
+£43
after mortgage, operating costs & tax
Rent in£1,611/mo gross
£1,549/mo collected · £62/mo lost to voids
Where it goes
£1,015Mortgage£481Costs
£43/mo left as profit · 3% of rent kept
Mortgage£1,015
Costs£481
Management£161
Maintenance£100
Insurance£28
CapEx reserve£81
Voids + council tax£7
Ltd co. accounts£104
Tax£10
Profit+£43
Returns
Return before costs on price7.73%
Cash return on cash0.49%
Gross margin£1,068
Cash needed£103,392
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.53
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
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 | £19,332 | £5,773 | £12,185 | £0 | £261 | £1,113 | £1,113 |
| Year 2 | £19,912 | £5,946 | £12,185 | £0 | £338 | £1,442 | £2,555 |
| Year 3 | £20,509 | £6,125 | £12,185 | £0 | £418 | £1,781 | £4,336 |
| Year 4 | £21,125 | £6,309 | £12,185 | £0 | £500 | £2,131 | £6,467 |
| Year 5 | £21,758 | £6,498 | £12,185 | £0 | £584 | £2,491 | £8,959 |
Rent by the room upside
What we verified
6006
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCEnergy efficiency ratingC
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 / 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£2,437
Annual rental tax£120
CGT yr 5£0 · company level
5y net total£8,959
Acquisition costs
25% deposit£62,488
Stamp duty£14,997
Refurb£19,458
Legal + survey£1,700
Mortgage + broker£4,749
Cash needed£103,392
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 copyOnTheMarket
A FOUR BEDROOM DETACHED HOME IN THE HIGHLY SOUGHT-AFTER AREA OF FENISCOWLES, OFFERING GENEROUSLY PROPORTIONED LIVING SPACES.
Step into a bright and welcoming entrance hall that sets the tone for the rest of the property, complete with a convenient downstairs WC for guests and family alike. The spacious living room is perfectly sized for family gatherings, featuring large, bright windows that flood the space with natural light and create a warm, inviting atmosphere.
The hear…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice