-1.8% 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
−£50/mo
You top up £50/mo
Price
£73K
No local sold comps to compare
Return · IRR
-1.8%/yr
Loses money over 5 years
Cash to get in
£37K
Deposit + fees + refurb
Return before costson price12.33%5-yr return on cash -1%Rent est. £745 (£659–£842)
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 live
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: £659–£842/mo · n=20
Financing
DepositYour cash in — the rest is the mortgage25% · £18,125
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
3.0%9.0%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £54,375 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 history46d on marketno cuts yet
Strategy matrix
Compare 7 strategies side-by-side · best shown with ⭐
⭐Rent it out wins — -£50/mo · level with Refurb & refinance
Strategy
Return before costson price
Monthly profit
Cash needed
5y Return on your cashon cash
Risk
Feasibility
⭐ Rent it out
12.33%
-£50
£36,602
-0.9%
Low
Feasible
Housing-benefit rent
7.85%
-£302
£36,602
-43.4%
Med
Feasible
Council lease
0.00%
-£649
£36,602
-110.2%
Low
Feasible
Refurb & refinance
12.33%
-£50
£44,533
-0.7%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£366
£93,195
-7%
Med
Feasible
Rent by the room
—
—
—
—
—
Disabledneeds 3+ beds
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
+£495/mo cash flow vs Rent it out if converted to Rent by the room
39.72% Return before costs on price converted vs 12.33% as-is
As-is Rent it out
Monthly profit+£96
Return before costson price12.33%
Cash needed£30,023
If converted to Rent by the room
Monthly profit+£591
Return before costson price39.72%
Cash needed£46,023
Δ vs Rent it outMonthly profit+£495
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
£43,500
Range: £36,975 – £50,025
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£23,103–£43,500full refurb + room split
⚠️ Capped at 60% of £72,500 asking (£43,500). Raw model: £42,690–£80,380. Verify with a surveyor before offering.
What's in this cost
Kitchen£4,676–£9,352
1 × bathroom£3,085–£5,655
Rewire£1,753–£3,068
Replumb£1,315–£2,630
Windows£4,384–£7,890
Paint + decor£3,068–£5,699
Flooring£4,822–£9,205
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
Tax treatment
-£596/yr kept
Annual gross rent£8,940
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profitannual-£596
Exit costs
-£322 after CGT
Projected sale price (5y · 2%/yr growth)£80,046
Capital gain (pre-CGT)£7,546
Sale costs (~2.5%)£2,001
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-£322
Rates as of Oct 2024
Acquisition costs
£36,602cash needed
Purchase price£72,500
Deposit (25%)£18,125
Stamp duty+5% additional-property surcharge£3,625
Refurb£10,764
Legal + survey£2,000
Mortgage fees£2,088
Total cash neededdeposit + costs (loan covers the rest)£36,602
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
A two bedroom first floor flat, situated in the ever popular Mill Hill area of Blackburn. The property comprises two bedrooms, a fully fitted dining kitchen, lounge and four piece bathroom. Gas central heating and PVC double glazing are also installed.
ACCOMMODATION
LOUNGE12' x 9' 3" (3.66m x 2.82m) PVC double glazed window, radiator
BEDROOM13' x 8' 9" (3.96m x 2.67m) PVC double glazed window, radiator
FULLYFITTEDDININGKITCHEN15' 8" x 16' 8" (4.78m x 5.08m) Wall…
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
12.33% Return before costs — above-market
Price
£73K
Return before costs
12.33%
est rent £745/monot enough comparablesRange £659–£842/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 live
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: £659–£842/mo · n=20
Financing
DepositYour cash in — the rest is the mortgage25% · £18,125
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
3.0%9.0%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £54,375 loan + £1,000 booking fee
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
£8,940
£5,794
£3,398
£0
£0
-£252
-£252
Year 2
£9,208
£5,967
£3,398
£0
£0
-£158
-£409
Year 3
£9,484
£6,146
£3,398
£0
£0
-£60
-£470
Year 4
£9,769
£6,331
£3,398
£0
£8
£32
-£438
Year 5
£10,062
£6,521
£3,398
£0
£27
£116
-£322
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
12 total
2207
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeAsk agent
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
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
Area3▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedNo postcode
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
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£680
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£322
Acquisition costs
£37K
25% deposit£18,125
Stamp duty£3,625
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£2,088
Cash needed£36,602
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
Auto-saves
Description& agent copyOnTheMarket
A two bedroom first floor flat, situated in the ever popular Mill Hill area of Blackburn. The property comprises two bedrooms, a fully fitted dining kitchen, lounge and four piece bathroom. Gas central heating and PVC double glazing are also installed.
ACCOMMODATION
LOUNGE12' x 9' 3" (3.66m x 2.82m) PVC double glazed window, radiator
BEDROOM13' x 8' 9" (3.96m x 2.67m) PVC double glazed window, radiator
FULLYFITTEDDININGKITCHEN15' 8" x 16' 8" (4.78m x 5.08m) Wall…