-1.5% 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
−£113/mo
You top up £113/mo
Price
£160K
No local sold comps to compare
Return · IRR
-1.5%/yr
Loses money over 5 years
Cash to get in
£71K
Deposit + fees + refurb
Return before costson price6.62%5-yr return on cash -4%Rent est. £883 (£815–£957)
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: £815–£957/mo · n=39
Financing
DepositYour cash in — the rest is the mortgage25% · £40,000
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 (£13,223–£24,682 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £120,000 loan + £1,000 booking fee
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
£10,596
£3,749
£7,800
£0
£0
-£953
-£953
Year 2
£10,914
£3,862
£7,800
£0
£0
-£748
-£1,701
Year 3
£11,241
£3,978
£7,800
£0
£0
-£536
-£2,238
Year 4
£11,579
£4,097
£7,800
£0
£0
-£319
-£2,556
Year 5
£11,926
£4,220
£7,800
£0
£0
-£94
-£2,650
Year 5 disposal
Disposal gain (gross)-£15,793
CGT£0
Net Disposal proceeds£172,237
What we verified
What we verified
12 total · click to expand
50165 ok · 0 caution · 1 fail · 6 unknown
Legal & planning
LeaseholdFreeholdTenure & planningFreehold
Legal & planning
1 checks
TenureFreehold
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 ratingG · ~£15k–£30k fix
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing description
Band G
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£15k–£30k
EPC band from listing · verify certificate before exchanging
Cladding safety certificateNot stated on the listingHeritageNot 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.
Compare 7 strategies side-by-side · best shown with ⭐
⭐Council lease wins — +£12/mo · £125/mo ahead of Rent it out
Strategy
Return before costson price
Monthly profit
Cash needed
5y Return on your cashon cash
Risk
Feasibility
Rent it out
6.62%
-£113
£71,430
-3.7%
Low
Feasible
Housing-benefit rent
4.45%
-£389
£71,430
-27.3%
Med
Feasible
⭐ Council lease
6.62%
+£12
£71,430
3.8%
Low
Feasible
Refurb & refinance
6.62%
-£113
£86,482
-3.1%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£174
£195,082
-1%
Med
Feasible
Rent by the room
12.89%
-£719
£97,430
-35.8%
—
Feasible
Housing-benefit (LHA) scheme detailBRMA Wigan · cap £593/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
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 impactLocal lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
As-is Rent it out vs converted Rent by the room
+£425/mo cash flow vs Rent it out if converted to Rent by the room
18.00% Return before costs on price converted vs 6.62% as-is
Room mix (3 lettable rooms)
2× Double @ £564/mo1× En-suite @ £591/mo
≈ £1,719/mo gross room income
As-is Rent it out
Monthly profit-£111
Return before costson price6.62%
Cash needed£51,898
If converted to Rent by the room
Monthly profit+£314
Return before costson price18.00%
Cash needed£67,898
Δ vs Rent it outMonthly profit+£425
Show conversion detail
Conversion cost estimate
£61,600
Range: £55,000 – £70,400
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.
£50,968–£96,000full refurb + room split
⚠️ Capped at 60% of £160,000 asking (£96,000). Raw model: £56,030–£105,535. Verify with a surveyor before offering.
What's in this cost
Kitchen£8,351–£16,701
1 × bathroom£5,594–£10,256
Rewire£4,002–£7,004
Replumb£3,002–£6,004
Windows£10,006–£18,011
Paint + decor£8,005–£15,009
Flooring£12,007–£23,014
Based on 166 HMO comps within 119 m
Comparables
sold within 0.5 mi
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
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.
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
Beech Hill Community Primary School
Primary · Community school · WN6 7PT
Good
Wigan St Andrew's CofE Junior and Infant School
Primary · Voluntary aided school · WN6 7AU
Requires improvement
Sacred Heart Catholic Primary School
Primary · Voluntary aided school · WN6 7RH
Not rated
St John Fisher Catholic High School
Secondary · Voluntary aided school · WN6 7RN
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
-£1,361/yr kept
Annual gross rent£10,596
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profitannual-£1,361
Exit costs
-£2,650 after CGT
Projected sale price (5y · 2%/yr growth)£176,653
Capital gain (pre-CGT)£16,653
Sale costs (~2.5%)£4,416
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-£2,650
Rates as of Oct 2024
Acquisition costs
£71,430cash needed
Purchase price£160,000
Deposit (25%)£40,000
Stamp duty+5% additional-property surcharge£8,700
Refurb£17,630
Legal + survey£1,700
Mortgage fees£3,400
Total cash neededdeposit + costs (loan covers the rest)£71,430
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Description
This traditional bay fronted mid terraced house, is a wonderful opportunity to buy a warm and welcoming home, in a convenient and well-connected part of Springfield. Beautifully suited to family life, this fabulous family home offers generous living space across two floors, with a layout that is both practical and full of character. It still retains some original features, giving the property a lovely sense of charm and personality that is often hard to find.
Energy rating G — Min. energy standard blocker by 2030 (~£15,000–£30,000 upgrade)
Price
£160K
Return before costs
6.62%
est rent £883/monot enough comparablesRange £815–£957/mo (Q1–Q3)
Bedrooms
3
1 bath
Energy rating
G
MEES (Minimum Energy Efficiency Standards) blocker by 2030 ~£15,000–£30,000 upgrade
Deal flags1 issue
EPC G — MEES blocker
Cannot be let on a new tenancy without upgrade to E (current) / C (2030)
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: £815–£957/mo · n=39
Financing
DepositYour cash in — the rest is the mortgage25% · £40,000
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 (£13,223–£24,682 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £120,000 loan + £1,000 booking fee
Housing-benefit (LHA) scheme detailBRMA Wigan · cap £593/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
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
£10,596
£3,749
£7,800
£0
£0
-£953
-£953
Year 2
£10,914
£3,862
£7,800
£0
£0
-£748
-£1,701
Year 3
£11,241
£3,978
£7,800
£0
£0
-£536
-£2,238
Year 4
£11,579
£4,097
£7,800
£0
£0
-£319
-£2,556
Year 5
£11,926
£4,220
£7,800
£0
£0
-£94
-£2,650
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)3 bd
Conversion£26,000
If converted
Gross / mo£1,719
Gross Rent by the room yield—
What we verified
12 total
5016
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
EPC~£15,000–£30,000 to upgrade to CG
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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 mi
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£1,560
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£2,650
Acquisition costs
£71K
25% deposit£40,000
Stamp duty£8,700
Refurb£17,630
Legal + survey£1,700
Mortgage + broker£3,400
Cash needed£71,430
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
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Description& agent copyZoopla
Description
This traditional bay fronted mid terraced house, is a wonderful opportunity to buy a warm and welcoming home, in a convenient and well-connected part of Springfield. Beautifully suited to family life, this fabulous family home offers generous living space across two floors, with a layout that is both practical and full of character. It still retains some original features, giving the property a lovely sense of charm and personality that is often hard to find.