6.30% return before costs — verify the rent + comps locally.
Why it works
Long lease (954 yrs) — no short-lease drag
EPC C — MEES compliant
Why to be cautious
Service charge unknown — could swing £100-300/mo
Monthly profit −£347/mo — significantly negative — real recurring drain
-7.3% 5y IRR — capital outlay disproportionate to returns
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£347/mo
You top up £347/mo
Price vs market
Above comparable sales
+89% vs 12 sold
Return · IRR
-7.3%/yr
Loses money over 5 years
Cash to get in
£58K
Deposit + fees + refurb
Price £130KReturn before costson price6.30%5-yr return on cash -32%Rent est. £683 (£621–£751)
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: £621–£751/mo · n=54
Financing
DepositYour cash in — the rest is the mortgage25% · £32,500
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 (£10,169–£18,983 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £97,500 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.
+£565/mo cash flow vs Rent it out if converted to Rent by the room
22.15% Return before costs on price converted vs 6.30% as-is
As-is Rent it out
Monthly profit-£156
Return before costson price6.30%
Cash needed£44,398
If converted to Rent by the room
Monthly profit+£409
Return before costson price22.15%
Cash needed£60,398
Δ vs Rent it outMonthly profit+£565
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
£41,475–£78,000full refurb + room split
⚠️ Capped at 60% of £130,000 asking (£78,000). Raw model: £46,715–£87,855. Verify with a surveyor before offering.
What's in this cost
Kitchen£7,671–£15,342
1 × bathroom£5,061–£9,278
Rewire£3,285–£5,749
Replumb£2,464–£4,927
Windows£8,212–£14,782
Paint + decor£5,749–£10,676
Flooring£9,034–£17,246
Comparables
sold within 0.5 mi
Wide · CV 47.1%Med confidence
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
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
Wensley Fold CofE Primary Academy
Primary · Academy converter · BB2 6LX
Outstanding
Sacred Heart Roman Catholic Primary School Blackburn
Primary · Voluntary aided school · BB2 6HQ
Good
St Silas's CofE Primary School
Primary · Academy sponsor led · BB2 6JP
Good
Dar Ul Madinah
Not applicable · Other independent school · BB2 6HD
Not rated
Westholme School
Not applicable · Other independent school · BB2 6QU
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
-£4,160/yr kept
Annual gross rent£8,196
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profitannual-£4,160
Exit costs
-£18,451 after CGT
Projected sale price (5y · 2%/yr growth)£143,531
Capital gain (pre-CGT)£13,531
Sale costs (~2.5%)£3,588
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-£18,451
Rates as of Oct 2024
Acquisition costs
£57,609cash needed
Purchase price£130,000
Deposit (25%)£32,500
Stamp duty+5% additional-property surcharge£6,600
Refurb£13,559
Legal + survey£2,000
Mortgage fees£2,950
Total cash neededdeposit + costs (loan covers the rest)£57,609
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Enviable two bedroom ground floor flat in the heart of blackburn
Welcome to this charming ground floor flat located on the desirable St. Silas's Road in Blackburn. This property is ideally situated, offering easy access to local schools and excellent transport links, making it perfect for families and commuters alike.
Upon entering, you will find a spacious lounge that seamlessly connects to a well-appointed kitchen diner, creating an inviting space for both relaxation and…
est rent £683/mo54 comps within 1.5 kmRange £621–£751/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
C
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: £621–£751/mo · n=54
Financing
DepositYour cash in — the rest is the mortgage25% · £32,500
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 (£10,169–£18,983 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £97,500 loan + £1,000 booking fee
Short-let (SA) context243 active short-lets nearby
Short-let market context
Local nightly-rate and occupancy benchmarks for this postcode.
243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA East Lancs · cap £474/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
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
£8,196
£5,703
£6,338
£0
£0
-£3,844
-£3,844
Year 2
£8,442
£5,874
£6,338
£0
£0
-£3,770
-£7,614
Year 3
£8,695
£6,050
£6,338
£0
£0
-£3,693
-£11,307
Year 4
£8,956
£6,232
£6,338
£0
£0
-£3,613
-£14,920
Year 5
£9,225
£6,419
£6,338
£0
£0
-£3,531
-£18,451
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
4206
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining954 yr
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
EPCEnergy efficiency ratingC
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
Wide · CV 47.1%Med confidence
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£1,268
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£18,451
Acquisition costs
£58K
25% deposit£32,500
Stamp duty£6,600
Refurb£13,559
Legal + survey£2,000
Mortgage + broker£2,950
Cash needed£57,609
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyZoopla
Enviable two bedroom ground floor flat in the heart of blackburn
Welcome to this charming ground floor flat located on the desirable St. Silas's Road in Blackburn. This property is ideally situated, offering easy access to local schools and excellent transport links, making it perfect for families and commuters alike.
Upon entering, you will find a spacious lounge that seamlessly connects to a well-appointed kitchen diner, creating an inviting space for both relaxation and…