-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
−£69/mo
You top up £69/mo
Price
£65K
No local sold comps to compare
Return · IRR
-2.7%/yr
Loses money over 5 years
Cash to get in
£34K
Deposit + fees + refurb
Return before costson price12.89%5-yr return on cash -5%Rent est. £698 (£688–£708)
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: £688–£708/mo · n=20
Financing
DepositYour cash in — the rest is the mortgage25% · £16,250
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £48,750 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 history32d on marketno cuts yet
Strategy matrix
Compare 7 strategies side-by-side · best shown with ⭐
⭐Rent it out wins — -£69/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
12.89%
-£69
£34,239
-4.9%
Low
Feasible
Housing-benefit rent
8.75%
-£283
£34,239
-43.0%
Med
Feasible
Council lease
0.00%
-£630
£34,239
-114.4%
Low
Feasible
Refurb & refinance
12.89%
-£69
£41,795
-4.0%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£366
£85,320
-9%
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
+£526/mo cash flow vs Rent it out if converted to Rent by the room
44.31% Return before costs on price converted vs 12.89% as-is
As-is Rent it out
Monthly profit+£89
Return before costson price12.89%
Cash needed£28,148
If converted to Rent by the room
Monthly profit+£615
Return before costson price44.31%
Cash needed£44,148
Δ vs Rent it outMonthly profit+£526
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
£39,000
Range: £33,150 – £44,850
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£20,713–£39,000full refurb + room split
⚠️ Capped at 60% of £65,000 asking (£39,000). Raw model: £42,690–£80,380. Verify with a surveyor before offering.
What's in this cost
Kitchen£4,192–£8,384
1 × bathroom£2,766–£5,070
Rewire£1,572–£2,751
Replumb£1,179–£2,358
Windows£3,930–£7,074
Paint + decor£2,751–£5,109
Flooring£4,323–£8,253
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
-£824/yr kept
Annual gross rent£8,376
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profitannual-£824
Exit costs
-£1,684 after CGT
Projected sale price (5y · 2%/yr growth)£71,765
Capital gain (pre-CGT)£6,765
Sale costs (~2.5%)£1,794
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-£1,684
Rates as of Oct 2024
Acquisition costs
£34,239cash needed
Purchase price£65,000
Deposit (25%)£16,250
Stamp duty+5% additional-property surcharge£3,250
Refurb£10,764
Legal + survey£2,000
Mortgage fees£1,975
Total cash neededdeposit + costs (loan covers the rest)£34,239
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
Two bedroom flat, situated in the popular Little Harwood area of Blackburn
The accommodation briefly comprises; welcoming hallway, spacious lounge, fully fitted kitchen. There are two well proportioned bedrooms, two piece bathroom with separate WC. For further information, or to arrange a viewing, please contact our Blackburn team at your earliest convenience.
IMPORTANT NOTE TO PURCHASERS: We endeavour to make our sales particulars accurate and reliable, however, they do no…
A 53, Kelsall Avenue, Blackburn, BB1, Blackburn, BB1
flat · 2 bed · 1 bath
£65,000
est £698 · 12.89% gross
1 / 5
36/100
Marginal
12.89% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
12.89% Return before costs — above-market
Price
£65K
Return before costs
12.89%
est rent £698/monot enough comparablesRange £688–£708/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: £688–£708/mo · n=20
Financing
DepositYour cash in — the rest is the mortgage25% · £16,250
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £48,750 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
£8,376
£5,709
£3,169
£0
£0
-£502
-£502
Year 2
£8,627
£5,880
£3,169
£0
£0
-£422
-£923
Year 3
£8,886
£6,057
£3,169
£0
£0
-£339
-£1,263
Year 4
£9,153
£6,238
£3,169
£0
£0
-£254
-£1,517
Year 5
£9,427
£6,425
£3,169
£0
£0
-£167
-£1,684
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
2307
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeLeasehold
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 · OfstedChecking…
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£634
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£1,684
Acquisition costs
£34K
25% deposit£16,250
Stamp duty£3,250
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£1,975
Cash needed£34,239
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
Two bedroom flat, situated in the popular Little Harwood area of Blackburn
The accommodation briefly comprises; welcoming hallway, spacious lounge, fully fitted kitchen. There are two well proportioned bedrooms, two piece bathroom with separate WC. For further information, or to arrange a viewing, please contact our Blackburn team at your earliest convenience.
IMPORTANT NOTE TO PURCHASERS: We endeavour to make our sales particulars accurate and reliable, however, they do no…