Skip to main contenthow this is calculated →
Year 5 disposal
BMV -67%
⊞ View all 25
0/ 100
Weak
No rent data on file — verify locally before offering.
Why it works
- Priced below market -67% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC B — MEES compliant
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£7/mo — mildly negative — equity build may cover
- -1.0% 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
−£7/mo
You top up £7/mo
Price vs market
Below market value
-67% vs 12 sold · interior unseen
Return · IRR
-1.0%/yr
Loses money over 5 years
Cash left in
£0
Fully recycled — pull all your cash back out
Price £40KCash to buy £27K5-yr return on cash 5%Rent est. £650 (£575–£895)
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: £575–£895/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £10,000
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 (£8,465–£15,800 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £30,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£7
after mortgage, operating costs & tax
Rent in£650/mo gross
£625/mo collected · £25/mo lost to voids
Where it goes
£163Mortgage£469Costs
Outgoings exceed rent — you top up £7/mo
Mortgage£163
Costs£469
Management£65
Maintenance£67
Insurance£20
CapEx reserve£33
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£7
Returns
Return before costs on price19.50%
Cash return on cash-0.30%
Gross margin£156
Cash needed£26,886
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress3.85
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 | £7,800 | £5,632 | £1,950 | £0 | £41 | £177 | £177 |
| Year 2 | £8,034 | £5,801 | £1,950 | £0 | £54 | £229 | £406 |
| Year 3 | £8,275 | £5,975 | £1,950 | £0 | £67 | £283 | £689 |
| Year 4 | £8,523 | £6,154 | £1,950 | £0 | £80 | £339 | £1,028 |
| Year 5 | £8,779 | £6,339 | £1,950 | £0 | £93 | £397 | £1,425 |
Disposal gain (gross)-£12,227
CGT£0
Net Disposal proceeds£43,059
What we verified
What we verified
33053 ok · 3 caution · 0 fail · 5 unknown
Legal & planning
Leaseholdleasehold
Tenure & planningleasehold
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
Building condition
Energy ratingB
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand B
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
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
OK
Floor
EWS1 typically required above 18m
Floor 0
Lender impact
Ground floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
Mortgageable
A1/A2 = mortgageable · B1 = mortgageable with plan · B2 = remediation required
RICS EWS1 guidance →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 cohortBB2 7AL · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Lancaster University · 33 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 · 742 sqft
£21k–£41k
£ per sqft
building cost only
£28–£55
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,194–£9,646
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,162–£15,582
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history237d on marketno cuts yet
Strategy matrix
Council lease wins — +£19/mo · £26/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 | 19.50% | -£7 | £26,886 | 5.3% | Low | Feasible |
| Housing-benefit rent | 14.22% | -£183 | £26,886 | -32.5% | Med | Feasible |
| ⭐ Council lease | 19.50% | +£19 | £26,886 | 6.4% | Low | Feasible |
| Refurb & refinance | 19.50% | -£7 | £33,400 | 4.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £59,800 | -22% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA East Lancs · cap £474/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- East Lancs
- LHA monthly cap:
- £474
- Scheme type:
- none
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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
Rent by the room conversion upside
+£557/mo cash flow vs Rent it out if converted to Rent by the room
72.00% Return before costs on price converted vs 19.50% as-is
As-is Rent it out
Monthly profit+£136
Return before costs on price19.50%
Cash needed£21,898
If converted to Rent by the room
Monthly profit+£694
Return before costs on price72.00%
Cash needed£37,898
Δ vs Rent it out Monthly profit+£557
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
£24,000
Range: £20,400 – £27,600
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£12,736–£24,000full refurb + room split
⚠️ Capped at 60% of £40,000 asking (£24,000). Raw model: £40,310–£75,960. Verify with a surveyor before offering.
What's in this cost
- Kitchen£2,730–£5,460
- 1 × bathroom£1,801–£3,302
- Rewire£938–£1,641
- Replumb£703–£1,407
- Windows£2,344–£4,220
- Paint + decor£1,641–£3,048
- Flooring£2,579–£4,923
Comparables
sold within 0.5 miWide · CV 22.0%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- OutstandingTauheedul Islam Girls' High SchoolSecondary · Academy converter · BB2 7AD
- Not ratedBalderstone St Leonard's Church of England Voluntary Aided Primary SchoolPrimary · Voluntary aided school · BB2 7LL
- Not ratedMellor St Mary Church of England Primary SchoolPrimary · Voluntary aided school · BB2 7JT
- Not ratedSt Mary's Roman Catholic Primary School, OsbaldestonPrimary · Voluntary aided school · BB2 7HX
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£7,800
Section 24 credit£0
Annual tax due£41
Post-tax Monthly profit annual-£123
Exit costs
Projected sale price (5y · 2%/yr growth)£44,163
Capital gain (pre-CGT)£4,163
Sale costs (~2.5%)£1,104
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£1,425
Rates as of Oct 2024
Acquisition costs
£26,886cash neededPurchase price£40,000
Deposit (25%)£10,000
Stamp duty+5% additional-property surcharge£2,000
Refurb£11,286
Legal + survey£2,000
Mortgage fees£1,600
Total cash neededdeposit + costs (loan covers the rest)£26,886
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
An enviable ground floor apartment on A sought-after complex This beautifully presented, generously sized, two-bedroom ground floor apartment, is being proudly welcomed to the market at Woodcock House on the ever-popular Larmenier Retirement Village complex in Blackburn. Offering fantastic communal amenities such as a restaurant, bar, coffee lounge, chapel, laundrette and craft room. Set in secure grounds, this property is the perfect home for a couple looking for their forev…
Floor plans
Nearby active comparables8 rentals
Comparable rentals
BB2 · same beds + typeMedian nearby: £650/mo · 5 of 8 already let+£0 vs our est
- Pleasington, Blackburn, BB2, Old Hall…2b£895/moMay 2026
- Weavers Court, Preston New Road2b£895/moMay 2026
- Johnston Street, BB22b£575/moMay 2026
- Old Hall Lane, Old Hall Lane BB2Let2b£895/moMay 2026
- Johnston Street, Blackburn, BB2Let2b£575/moMay 2026
- Columbia Way, Blackburn. BB2 7DTLet2b£650/moMay 2026
- Columbia Way, Blackburn. Lanc. BB2 7DTLet2b£650/moMay 2026
- Flat 4 62 - 64 Preston New Road, Bla…Let2b£650/moMay 2026
Other deals nearby
BB2 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Keenans Estate Agents
About this listing
237 days · ZooplaPrice history
5-year price trend
Monthly profit
−£7
Cash needed
£27K
Return after costs
-0.30%
IRR
-1.00%
Listed 237d ago
Woodcock House, Preston New Road, Larmenier Retirement Village, Blackburn BB2
flat · 2 bed · 1 bath · 742 sqft
£40,000
est £650
EPC B
Priced below market
1 / 25
0/100
Marginal
No rent data — verify locally before offering.
Priced below market -67% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
Price
£40K
67% below sold comps
Return before costs
—
est rent £650/monot enough comparablesRange £575–£895/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
B
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: £575–£895/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £10,000
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 (£8,465–£15,800 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £30,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£7
after mortgage, operating costs & tax
Rent in£650/mo gross
£625/mo collected · £25/mo lost to voids
Where it goes
£163Mortgage£469Costs
Outgoings exceed rent — you top up £7/mo
Mortgage£163
Costs£469
Management£65
Maintenance£67
Insurance£20
CapEx reserve£33
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£7
Returns
Return before costs on price19.50%
Cash return on cash-0.30%
Gross margin£156
Cash needed£26,886
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress3.85
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA East Lancs · cap £474/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- East Lancs
- LHA monthly cap:
- £474
- Scheme type:
- none
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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 | £7,800 | £5,632 | £1,950 | £0 | £41 | £177 | £177 |
| Year 2 | £8,034 | £5,801 | £1,950 | £0 | £54 | £229 | £406 |
| Year 3 | £8,275 | £5,975 | £1,950 | £0 | £67 | £283 | £689 |
| Year 4 | £8,523 | £6,154 | £1,950 | £0 | £80 | £339 | £1,028 |
| Year 5 | £8,779 | £6,339 | £1,950 | £0 | £93 | £397 | £1,425 |
Rent by the room upside
What we verified
3306
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▾
EPCEnergy efficiency ratingB
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 miWide · CV 22.0%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£390
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£1,425
Acquisition costs
25% deposit£10,000
Stamp duty£2,000
Refurb£11,286
Legal + survey£2,000
Mortgage + broker£1,600
Cash needed£26,886
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 copyZoopla
An enviable ground floor apartment on A sought-after complex This beautifully presented, generously sized, two-bedroom ground floor apartment, is being proudly welcomed to the market at Woodcock House on the ever-popular Larmenier Retirement Village complex in Blackburn. Offering fantastic communal amenities such as a restaurant, bar, coffee lounge, chapel, laundrette and craft room. Set in secure grounds, this property is the perfect home for a couple looking for their forev…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice