Skip to main contenthow this is calculated →
Year 5 disposal
⊞ View all 19
0/ 100
Weak
5.77% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Service charge unknown — could swing £100-300/mo
- 3.33% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£1,003/mo — heavily negative — needs monthly capital injection
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£1K/mo
You top up £1K/mo
Price vs market
Above comparable sales
+19% vs 12 sold
Return · IRR
-11.6%/yr
Loses money over 5 years
Cash to get in
£114K
Deposit + fees + refurb
Price £325KReturn before costs on price · Rent by the room 5.77%5-yr return on cash -50%Rent est. £901 (£827–£982)
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: £827–£982/mo · n=55
Financing
DepositYour cash in — the rest is the mortgage25% · £81,250
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 (£1,181–£2,205 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £243,750 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
-£1,003
after mortgage, operating costs & tax
Rent in£901/mo gross
£866/mo collected · £35/mo lost to voids
Where it goes
£1,320Mortgage£549Costs
Outgoings exceed rent — you top up £1,003/mo
Mortgage£1,320
Costs£549
Management£90
Maintenance£100
Insurance£28
CapEx reserve£45
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£1,003
Returns
Return before costs on price3.33%
Cash return on cash-10.58%
Gross margin£317
Cash needed£113,725
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.66
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 | £10,812 | £6,587 | £15,844 | £0 | £0 | -£11,619 | -£11,619 |
| Year 2 | £11,136 | £6,785 | £15,844 | £0 | £0 | -£11,492 | -£23,111 |
| Year 3 | £11,470 | £6,988 | £15,844 | £0 | £0 | -£11,362 | -£34,473 |
| Year 4 | £11,815 | £7,198 | £15,844 | £0 | £0 | -£11,227 | -£45,700 |
| Year 5 | £12,169 | £7,414 | £15,844 | £0 | £0 | -£11,089 | -£56,789 |
Disposal gain (gross)-£1,744
CGT£0
Net Disposal proceeds£349,856
What we verified
What we verified
33063 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
Leaseholdleasehold
Tenure & planningleasehold
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Conversion approvability
Per-property planning assessment
Uncertain38% likely
Confidence: low
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 34% (41 decisions)
- NOTE: council HMO concentration policy not curated — the modal English policy (10% within 100m) is shown as an indication, not this council's adopted threshold
- NO HMO concentration data for this council: neither a licensed register nor granted change-of-use decisions nearby. This is ABSENCE OF DATA, not absence of HMOs — verify with the council before relying on it
Rent by the room concentration nearby
≈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.
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 ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
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 cohortWN2 3JH · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Manchester Metropolitan · 23.3 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
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
3-bed · 1-bath · 990 sqft
£25k–£49k
£ per sqft
building cost only
£25–£49
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,930–£12,870
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,890–£20,790
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 history85d on marketno cuts yet
Strategy matrix
Council lease wins — -£872/mo · £131/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 | 3.33% | -£1,003 | £113,725 | -49.9% | Low | Feasible |
| Housing-benefit rent | 2.19% | -£1,294 | £113,725 | -65.6% | Med | Feasible |
| ⭐ Council lease | 3.33% | -£872 | £113,725 | -44.5% | Low | Feasible |
| Refurb & refinance | 3.33% | -£1,003 | £130,605 | -43.5% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£407 | £352,230 | 9% | Med | Feasible |
| Rent by the room | 6.22% | -£1,672 | £139,725 | -66.7% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Wigan · cap £593/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Wigan
- LHA monthly cap:
- £593
- 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 impact
Local lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
+£484/mo cash flow vs Rent it out if converted to Rent by the room
8.86% Return before costs on price converted vs 3.33% as-is
Room mix (3 lettable rooms)
2× Double @ £551/mo1× En-suite @ £582/mo
≈ £1,684/mo gross room income
As-is Rent it out
Monthly profit-£741
Return before costs on price3.33%
Cash needed£93,148
If converted to Rent by the room
Monthly profit-£257
Return before costs on price8.86%
Cash needed£109,148
Δ vs Rent it out Monthly profit+£484
Show conversion detail
Conversion cost estimate
£52,800
Range: £46,200 – £61,600
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Uncertain · 38% 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 34% (41 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.
£56,030–£105,535full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 1 × bathroom£6,150–£11,275
- Rewire£4,400–£7,700
- Replumb£3,300–£6,600
- Windows£11,000–£19,800
- Paint + decor£8,800–£16,500
- Flooring£13,200–£25,300
Based on 78 HMO comps within 524 m
Comparables
sold within 0.5 miWide · CV 26.6%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Wigan 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.
Tax treatment
Annual gross rent£10,812
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£12,035
Exit costs
Projected sale price (5y · 2%/yr growth)£358,826
Capital gain (pre-CGT)£33,826
Sale costs (~2.5%)£8,971
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-£56,789
Rates as of Oct 2024
Acquisition costs
£113,725cash neededPurchase price£325,000
Deposit (25%)£81,250
Stamp duty+5% additional-property surcharge£22,500
Refurb£1,575
Legal + survey£2,525
Mortgage fees£5,875
Total cash neededdeposit + costs (loan covers the rest)£113,725
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Situated on the popular Whitsbury Avenue in Wigan, this modern detached family home offers well-balanced living accommodation, ideal for growing families or those seeking a move-in ready property.
The ground floor welcomes you with a bright entrance hall, setting the tone for the well-presented interior throughout. The dual aspect living and dining room provides a spacious and versatile area, flooded with natural light from both the front and rear elevations, making it perfe…
Floor plans
Listing metazoopla · Purplebricks
About this listing
85 days · ZooplaPrice history
5-year price trend
Monthly profit
−£1,003
Cash needed
£114K
Return after costs
-10.58%
IRR
-11.59%
Listed 85d ago
Whitsbury Avenue, Wigan WN2
detached · 3 bed · 1 bath
£325,000
est £901 · 3.33% gross
EPC D
1 / 19
0/100
Marginal
5.77% Rent by the room strategy — market rent unverified, verify locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£325K
19% above sold comps
Return before costs (best)
5.77%
Rent by the room
Bedrooms
3
1 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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: £827–£982/mo · n=55
Financing
DepositYour cash in — the rest is the mortgage25% · £81,250
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 (£1,181–£2,205 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £243,750 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
-£1,003
after mortgage, operating costs & tax
Rent in£901/mo gross
£866/mo collected · £35/mo lost to voids
Where it goes
£1,320Mortgage£549Costs
Outgoings exceed rent — you top up £1,003/mo
Mortgage£1,320
Costs£549
Management£90
Maintenance£100
Insurance£28
CapEx reserve£45
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£1,003
Returns
Return before costs on price3.33%
Cash return on cash-10.58%
Gross margin£317
Cash needed£113,725
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.66
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Wigan · cap £593/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Wigan
- LHA monthly cap:
- £593
- Scheme type:
- leasing
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
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 | £10,812 | £6,587 | £15,844 | £0 | £0 | -£11,619 | -£11,619 |
| Year 2 | £11,136 | £6,785 | £15,844 | £0 | £0 | -£11,492 | -£23,111 |
| Year 3 | £11,470 | £6,988 | £15,844 | £0 | £0 | -£11,362 | -£34,473 |
| Year 4 | £11,815 | £7,198 | £15,844 | £0 | £0 | -£11,227 | -£45,700 |
| Year 5 | £12,169 | £7,414 | £15,844 | £0 | £0 | -£11,089 | -£56,789 |
Rent by the room upside
What we verified
4206
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeleasehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPC~£3,000–£7,000 to upgrade to CD
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 miWide · CV 26.6%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,169
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£56,789
Acquisition costs
25% deposit£81,250
Stamp duty£22,500
Refurb£1,575
Legal + survey£2,525
Mortgage + broker£5,875
Cash needed£113,725
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
Situated on the popular Whitsbury Avenue in Wigan, this modern detached family home offers well-balanced living accommodation, ideal for growing families or those seeking a move-in ready property.
The ground floor welcomes you with a bright entrance hall, setting the tone for the well-presented interior throughout. The dual aspect living and dining room provides a spacious and versatile area, flooded with natural light from both the front and rear elevations, making it perfe…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice