Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Long lease (975 yrs) — no short-lease drag
Why to be cautious
EPC D — must hit C by 2030 (~£3,000–£7,000)
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
Barely breaks even each month
Price vs market
Above comparable sales
+9% vs 9 sold
Return · IRR
0.3%/yr
Modest annualised return
Cash to get in
£47K
Deposit + fees + refurb
Price £105KReturn before costson price10.37%5-yr return on cash 8%Rent est. £907 (£796–£1,033)
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: £796–£1,033/mo · n=83
Financing
DepositYour cash in — the rest is the mortgage25% · £26,250
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 (£8,126–£15,168 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £78,750 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.
+£388/mo cash flow vs Rent it out if converted to Rent by the room
27.43% Return before costs on price converted vs 10.37% as-is
As-is Rent it out
Monthly profit+£100
Return before costson price10.37%
Cash needed£38,148
If converted to Rent by the room
Monthly profit+£488
Return before costson price27.43%
Cash needed£54,148
Δ vs Rent it outMonthly profit+£388
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
£48,400
Range: £41,800 – £57,200
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 68% 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 68% (66 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.
£33,276–£63,000full refurb + room split
⚠️ Capped at 60% of £105,000 asking (£63,000). Raw model: £36,827–£69,724. Verify with a surveyor before offering.
What's in this cost
Kitchen£8,295–£16,589
1 × bathroom£5,557–£10,188
Rewire£2,100–£3,675
Replumb£1,575–£3,150
Windows£5,250–£9,449
Paint + decor£4,200–£7,875
Flooring£6,300–£12,074
Comparables
sold within 0.5 mi
Wide · CV 18.8%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
Bolton 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.
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
Queensbridge Primary School
Primary · Community school · BL4 7BL
Good
All Saints CofE Primary School
Primary · Voluntary aided school · BL4 7PY
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
£6/yr kept
Annual gross rent£10,884
Section 24 credit£0
Annual tax due£100
Post-tax Monthly profitannual£6
Exit costs
£3,538 after CGT
Projected sale price (5y · 2%/yr growth)£115,928
Capital gain (pre-CGT)£10,928
Sale costs (~2.5%)£2,898
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£3,538
Rates as of Oct 2024
Acquisition costs
£46,909cash needed
Purchase price£105,000
Deposit (25%)£26,250
Stamp duty+5% additional-property surcharge£5,250
Refurb£10,834
Legal + survey£2,000
Mortgage fees£2,575
Total cash neededdeposit + costs (loan covers the rest)£46,909
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Griffin Estates are pleased to offer this 2 bedroom apartment which is situated on the ground floor of this popular block .
Secure entry and enclosed parking .
The property comprises of :- Open plan lounge/diner/kitchen, 2 double bedrooms, spacious bathroom with separate shower cubicle .
New carpets in lounge and bedroom .
Good location, as offers easy access to the centre of Farnworth, bus routes and motorway links.
Service Charges: £1139.98 per year
Ground Rent: £100 per…
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.37% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£105K
9% above sold comps
Return before costs
10.37%
est rent £907/monot enough comparablesRange £796–£1,033/mo (Q1–Q3)
Bedrooms
2
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
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: £796–£1,033/mo · n=83
Financing
DepositYour cash in — the rest is the mortgage25% · £26,250
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 (£8,126–£15,168 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £78,750 loan + £1,000 booking fee
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 mi
Wide · CV 18.8%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£1,024
Annual rental tax£20
CGT yr 5£0 · company level
5y net total£3,538
Acquisition costs
£47K
25% deposit£26,250
Stamp duty£5,250
Refurb£10,834
Legal + survey£2,000
Mortgage + broker£2,575
Cash needed£46,909
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyZoopla
Griffin Estates are pleased to offer this 2 bedroom apartment which is situated on the ground floor of this popular block .
Secure entry and enclosed parking .
The property comprises of :- Open plan lounge/diner/kitchen, 2 double bedrooms, spacious bathroom with separate shower cubicle .
New carpets in lounge and bedroom .
Good location, as offers easy access to the centre of Farnworth, bus routes and motorway links.
Service Charges: £1139.98 per year
Ground Rent: £100 per…