-3.1% 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
−£79/mo
You top up £79/mo
Price vs market
Below market value
-22% vs 4 sold · interior unseen
Return · IRR
-3.1%/yr
Loses money over 5 years
Cash left in
£21K
Stays in after refinancing at value
Price £65KCash to buy £34KReturn before costson price12.92%5-yr return on cash -7%Rent est. £700 (£697–£703)
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: £697–£703/mo · n=19
Financing
DepositYour cash in — the rest is the mortgage25% · £16,250
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £48,750 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.
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 history32d on marketno cuts yet
Strategy matrix
Compare 7 strategies side-by-side · best shown with ⭐
⭐Council lease wins — -£35/mo · £44/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
12.92%
-£79
£34,239
-6.9%
Low
Feasible
Housing-benefit rent
8.75%
-£307
£34,239
-47.5%
Med
Feasible
⭐ Council lease
12.92%
-£35
£34,239
-3.7%
Low
Feasible
Refurb & refinance
12.92%
-£79
£41,795
-5.6%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£366
£85,320
-11%
Med
Feasible
Rent by the room
—
—
—
—
—
Disabledneeds 3+ beds
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%)
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
+£525/mo cash flow vs Rent it out if converted to Rent by the room
44.31% Return before costs on price converted vs 12.92% as-is
As-is Rent it out
Monthly profit+£90
Return before costson price12.92%
Cash needed£28,148
If converted to Rent by the room
Monthly profit+£615
Return before costson price44.31%
Cash needed£44,148
Δ vs Rent it outMonthly profit+£525
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
£39,000
Range: £33,150 – £44,850
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£20,713–£39,000full refurb + room split
⚠️ Capped at 60% of £65,000 asking (£39,000). Raw model: £42,690–£80,380. Verify with a surveyor before offering.
What's in this cost
Kitchen£4,192–£8,384
1 × bathroom£2,766–£5,070
Rewire£1,572–£2,751
Replumb£1,179–£2,358
Windows£3,930–£7,074
Paint + decor£2,751–£5,109
Flooring£4,323–£8,253
Comparables
sold within 0.5 mi
Wide · CV 27.3%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
Daisyfield Primary School
Primary · Community school · BB1 5LB
Good
Islamiyah School
Not applicable · Other independent school · BB1 5NQ
Not rated
Jamiatul-Ilm Wal-Huda UK School
Not applicable · Other independent school · BB1 5JT
Not rated
Rawdhatul Ilm Wal Huda
Not applicable · Other independent school · BB1 5JT
Not rated
Rawdhatul Uloom Islamic Primary School
Not applicable · Other independent school · BB1 5NZ
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
-£950/yr kept
Annual gross rent£8,400
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profitannual-£950
Exit costs
-£2,348 after CGT
Projected sale price (5y · 2%/yr growth)£71,765
Capital gain (pre-CGT)£6,765
Sale costs (~2.5%)£1,794
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-£2,348
Rates as of Oct 2024
Acquisition costs
£34,239cash needed
Purchase price£65,000
Deposit (25%)£16,250
Stamp duty+5% additional-property surcharge£3,250
Refurb£10,764
Legal + survey£2,000
Mortgage fees£1,975
Total cash neededdeposit + costs (loan covers the rest)£34,239
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Description
Two bedroom flat, situated in the popular Little Harwood area of Blackburn
The accommodation briefly comprises; welcoming hallway, spacious lounge, fully fitted kitchen. There are two well proportioned bedrooms, two piece bathroom with separate WC. For further information, or to arrange a viewing, please contact our Blackburn team at your earliest convenience.
Important note to purchasers: We endeavour to make our sales particulars accurate and reliable, howeve…
Priced below market -22% vs 4 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
12.92% Return before costs — above-market
Energy rating G — Min. energy standard blocker by 2030 (~£15,000–£30,000 upgrade)
Price
£65K
22% below sold comps
Return before costs
12.92%
est rent £700/monot enough comparablesRange £697–£703/mo (Q1–Q3)
Bedrooms
2
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: £697–£703/mo · n=19
Financing
DepositYour cash in — the rest is the mortgage25% · £16,250
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £48,750 loan + £1,000 booking fee
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
£8,400
£5,858
£3,169
£0
£0
-£627
-£627
Year 2
£8,652
£6,034
£3,169
£0
£0
-£550
-£1,177
Year 3
£8,912
£6,215
£3,169
£0
£0
-£472
-£1,649
Year 4
£9,179
£6,401
£3,169
£0
£0
-£391
-£2,040
Year 5
£9,454
£6,593
£3,169
£0
£0
-£308
-£2,348
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
2316
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeleasehold
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 let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 mi
Wide · CV 27.3%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£634
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£2,348
Acquisition costs
£34K
25% deposit£16,250
Stamp duty£3,250
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£1,975
Cash needed£34,239
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
Two bedroom flat, situated in the popular Little Harwood area of Blackburn
The accommodation briefly comprises; welcoming hallway, spacious lounge, fully fitted kitchen. There are two well proportioned bedrooms, two piece bathroom with separate WC. For further information, or to arrange a viewing, please contact our Blackburn team at your earliest convenience.
Important note to purchasers: We endeavour to make our sales particulars accurate and reliable, howeve…