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Year 5 disposal
BMV -17%
⊞ View all 20
0/ 100
Weak
No rent data on file — verify locally before offering.
Why it works
- Priced below market -17% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (900 yrs) — no short-lease drag
- EPC B — MEES compliant
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£251/mo — significantly negative — real recurring drain
- -9.1% 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
−£251/mo
You top up £251/mo
Price vs market
Below market value
-17% vs 12 sold · interior unseen
Return · IRR
-9.1%/yr
Loses money over 5 years
Cash left in
£21K
Stays in after refinancing at value
Price £100KCash to buy £36K5-yr return on cash -36%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% · £25,000
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £75,000 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
-£251
after mortgage, operating costs & tax
Rent in£650/mo gross
£625/mo collected · £25/mo lost to voids
Where it goes
£406Mortgage£469Costs
Outgoings exceed rent — you top up £251/mo
Mortgage£406
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−£251
Returns
Return before costs on price7.80%
Cash return on cash-8.39%
Gross margin£156
Cash needed£35,850
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.54
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 | £4,875 | £0 | £0 | -£2,707 | -£2,707 |
| Year 2 | £8,034 | £5,801 | £4,875 | £0 | £0 | -£2,642 | -£5,349 |
| Year 3 | £8,275 | £5,975 | £4,875 | £0 | £0 | -£2,575 | -£7,924 |
| Year 4 | £8,523 | £6,154 | £4,875 | £0 | £0 | -£2,506 | -£10,430 |
| Year 5 | £8,779 | £6,339 | £4,875 | £0 | £0 | -£2,435 | -£12,865 |
Disposal gain (gross)-£702
CGT£0
Net Disposal proceeds£107,648
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
Leasehold900 yr
Tenure & planning900 yr
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 · 32.9 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 · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,670–£10,530
- 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 history165d on marketno cuts yet
Strategy matrix
Council lease wins — -£220/mo · £31/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 | 7.80% | -£251 | £35,850 | -35.9% | Low | Feasible |
| Housing-benefit rent | 5.69% | -£427 | £35,850 | -65.2% | Med | Feasible |
| ⭐ Council lease | 7.80% | -£220 | £35,850 | -34.9% | Low | Feasible |
| Refurb & refinance | 7.80% | -£251 | £41,390 | -31.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £108,890 | 8% | 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
+£570/mo cash flow vs Rent it out if converted to Rent by the room
28.80% Return before costs on price converted vs 7.80% as-is
As-is Rent it out
Monthly profit-£66
Return before costs on price7.80%
Cash needed£36,898
If converted to Rent by the room
Monthly profit+£504
Return before costs on price28.80%
Cash needed£52,898
Δ vs Rent it out Monthly profit+£570
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
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£31,866–£60,000full refurb + room split
⚠️ Capped at 60% of £100,000 asking (£60,000). Raw model: £42,690–£80,380. Verify with a surveyor before offering.
What's in this cost
- Kitchen£6,449–£12,899
- 1 × bathroom£4,255–£7,800
- Rewire£2,419–£4,232
- Replumb£1,814–£3,628
- Windows£6,046–£10,883
- Paint + decor£4,232–£7,860
- Flooring£6,651–£12,697
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£0
Post-tax Monthly profit annual-£3,007
Exit costs
Projected sale price (5y · 2%/yr growth)£110,408
Capital gain (pre-CGT)£10,408
Sale costs (~2.5%)£2,760
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-£12,865
Rates as of Oct 2024
Acquisition costs
£35,850cash neededPurchase price£100,000
Deposit (25%)£25,000
Stamp duty+5% additional-property surcharge£5,000
Refurb£1,350
Legal + survey£2,000
Mortgage fees£2,500
Total cash neededdeposit + costs (loan covers the rest)£35,850
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
An outstanding first floor retirement apartment
Situated within The Lamenier village retirement complex an immaculately presented two bedroom first floor apartment. With the properties outstanding location and the benefits from of enviable grounds, cultivated communal gardens and allocated parking. The internal feels roomy and has natural light throughout and the place is kitted out with modern, high quality fixtures and fittings and is presented and maintained to the highes…
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
165 days · ZooplaPrice history
5-year price trend
Monthly profit
−£251
Cash needed
£36K
Return after costs
-8.39%
IRR
-9.12%
Listed 165d ago
Woodcock House, Larmenier Retirement Village, Preston New Road, Blackburn BB2
flat · 2 bed · 1 bath
£100,000
est £650
Leasehold 900yrEPC B
Priced below market
1 / 20
0/100
Marginal
No rent data — verify locally before offering.
Priced below market -17% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
Price
£100K
17% 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
Deal flags1 issue
Retirement only
Age-restricted resale; limited buyer pool
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% · £25,000
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £75,000 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
-£251
after mortgage, operating costs & tax
Rent in£650/mo gross
£625/mo collected · £25/mo lost to voids
Where it goes
£406Mortgage£469Costs
Outgoings exceed rent — you top up £251/mo
Mortgage£406
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−£251
Returns
Return before costs on price7.80%
Cash return on cash-8.39%
Gross margin£156
Cash needed£35,850
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.54
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 | £4,875 | £0 | £0 | -£2,707 | -£2,707 |
| Year 2 | £8,034 | £5,801 | £4,875 | £0 | £0 | -£2,642 | -£5,349 |
| Year 3 | £8,275 | £5,975 | £4,875 | £0 | £0 | -£2,575 | -£7,924 |
| Year 4 | £8,523 | £6,154 | £4,875 | £0 | £0 | -£2,506 | -£10,430 |
| Year 5 | £8,779 | £6,339 | £4,875 | £0 | £0 | -£2,435 | -£12,865 |
Rent by the room upside
What we verified
4206
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining900 yr
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£975
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£12,865
Acquisition costs
25% deposit£25,000
Stamp duty£5,000
Refurb£1,350
Legal + survey£2,000
Mortgage + broker£2,500
Cash needed£35,850
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 outstanding first floor retirement apartment
Situated within The Lamenier village retirement complex an immaculately presented two bedroom first floor apartment. With the properties outstanding location and the benefits from of enviable grounds, cultivated communal gardens and allocated parking. The internal feels roomy and has natural light throughout and the place is kitted out with modern, high quality fixtures and fittings and is presented and maintained to the highes…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice