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Year 5 disposal
⊞ View all 8
60/ 100
Solid
Real 11.39% return before costs with manageable risks.
Why it works
- 11.39% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£100/mo — mildly negative — equity build may cover
- -3.6% 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
−£100/mo
You top up £100/mo
Price
£70K
No local sold comps to compare
Return · IRR
-3.6%/yr
Loses money over 5 years
Cash to get in
£37K
Deposit + fees + refurb
Return before costs on price 11.39%5-yr return on cash -10%Rent est. £664 (£627–£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).
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: £627–£703/mo · n=14
Financing
DepositYour cash in — the rest is the mortgage25% · £17,488
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 (£8,669–£16,183 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £52,462.5 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£100
after mortgage, operating costs & tax
Rent in£664/mo gross
£638/mo collected · £26/mo lost to voids
Where it goes
£284Mortgage£454Costs
Outgoings exceed rent — you top up £100/mo
Mortgage£284
Costs£454
Management£66
Maintenance£50
Insurance£20
CapEx reserve£33
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£100
Returns
Return before costs on price11.39%
Cash return on cash-3.29%
Gross margin£184
Cash needed£36,594
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.25
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 | £7,968 | £5,454 | £3,410 | £0 | £0 | -£896 | -£896 |
| Year 2 | £8,207 | £5,617 | £3,410 | £0 | £0 | -£820 | -£1,716 |
| Year 3 | £8,453 | £5,786 | £3,410 | £0 | £0 | -£743 | -£2,459 |
| Year 4 | £8,707 | £5,959 | £3,410 | £0 | £0 | -£663 | -£3,121 |
| Year 5 | £8,968 | £6,138 | £3,410 | £0 | £0 | -£580 | -£3,702 |
Disposal gain (gross)-£11,707
CGT£0
Net Disposal proceeds£75,300
What we verified
What we verified
24052 ok · 4 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
EPC band from listing · verify certificate before exchanging
Find EPC certificate →Cladding safety certificateNot stated on the listing
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 cohortBB1 4PD · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Manchester Metropolitan · 35 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 · 764 sqft
£21k–£41k
£ per sqft
building cost only
£27–£54
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,348–£9,932
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,404–£16,044
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history28d on marketno cuts yet
Strategy matrix
Rent it out wins — -£100/mo · level with Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| ⭐ Rent it out | 11.39% | -£100 | £36,594 | -10.1% | Low | Feasible |
| Housing-benefit rent | 8.13% | -£288 | £36,594 | -40.9% | Med | Feasible |
| Council lease | 0.00% | -£633 | £36,594 | -107.4% | Low | Feasible |
| Refurb & refinance | 11.39% | -£100 | £44,715 | -8.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£349 | £91,631 | -9% | 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
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
+£548/mo cash flow vs Rent it out if converted to Rent by the room
41.17% Return before costs on price converted vs 11.39% as-is
As-is Rent it out
Monthly profit+£51
Return before costs on price11.39%
Cash needed£29,386
If converted to Rent by the room
Monthly profit+£599
Return before costs on price41.17%
Cash needed£45,386
Δ vs Rent it out Monthly profit+£548
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
£41,970
Range: £35,675 – £48,265
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£22,278–£41,970full refurb + room split
⚠️ Capped at 60% of £69,950 asking (£41,970). Raw model: £41,080–£77,390. Verify with a surveyor before offering.
What's in this cost
- Kitchen£4,686–£9,371
- 1 × bathroom£3,091–£5,667
- Rewire£1,657–£2,900
- Replumb£1,243–£2,486
- Windows£4,143–£7,458
- Paint + decor£2,900–£5,386
- Flooring£4,558–£8,701
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
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
- GoodRishton St Peter and St Paul's Church of England Primary SchoolPrimary · Voluntary aided school · BB1 4DT
- GoodThe Hyndburn AcademySecondary · Academy sponsor led · BB1 4ED
- Not ratedThe WillowsNot applicable · Other independent special school · BB1 4JJ
- Not ratedRishton Methodist Primary SchoolPrimary · Voluntary controlled school · BB1 4JF
- Not ratedSt Charles' Roman Catholic Primary School, a Voluntary AcademyPrimary · Academy converter · BB1 4HT
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£7,968
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,202
Exit costs
Projected sale price (5y · 2%/yr growth)£77,230
Capital gain (pre-CGT)£7,280
Sale costs (~2.5%)£1,931
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-£3,702
Rates as of Oct 2024
Acquisition costs
£36,594cash neededPurchase price£69,950
Deposit (25%)£17,488
Stamp duty+5% additional-property surcharge£3,498
Refurb£11,559
Legal + survey£2,000
Mortgage fees£2,049
Total cash neededdeposit + costs (loan covers the rest)£36,594
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Tenure: Leasehold
This charming stone built mid terrace offers an excellent opportunity for first time buyers, investors or those looking to add value to a property brimming with potential. Situated in a popular and well-connected residential area, this two bedroom home is presented to the market with no onward chain, ensuring a smooth and swift purchase process for the discerning buyer.
The accommodation comprises a welcoming entrance vestibule leading into a spacious loun…
Floor plans
Nearby active comparables2 rentals
Comparable rentals
BB1 · same beds + typeMedian nearby: £750/mo+£86 vs our est
- Haydock Street, BB12b£650/moMay 2026
- Ballantrae Road, Shadsworth2b£850/moMay 2026
Other deals nearby
BB1 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Duckworths - Hyndburn
About this listing
28 days · ZooplaPrice history
5-year price trend
Monthly profit
−£100
Cash needed
£37K
Return after costs
-3.29%
IRR
-3.59%
Listed 28d ago
Burton Street, Rishton BB1
terraced · 2 bed · 1 bath · 764 sqft
£69,950
est £664 · 11.39% gross
EPC D
1 / 8
60/100
Solid
Real 11.39% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
11.39% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£70K
Return before costs
11.39%
est rent £664/monot enough comparablesRange £627–£703/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
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: £627–£703/mo · n=14
Financing
DepositYour cash in — the rest is the mortgage25% · £17,488
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 (£8,669–£16,183 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £52,462.5 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£100
after mortgage, operating costs & tax
Rent in£664/mo gross
£638/mo collected · £26/mo lost to voids
Where it goes
£284Mortgage£454Costs
Outgoings exceed rent — you top up £100/mo
Mortgage£284
Costs£454
Management£66
Maintenance£50
Insurance£20
CapEx reserve£33
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£100
Returns
Return before costs on price11.39%
Cash return on cash-3.29%
Gross margin£184
Cash needed£36,594
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.25
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
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 | £7,968 | £5,454 | £3,410 | £0 | £0 | -£896 | -£896 |
| Year 2 | £8,207 | £5,617 | £3,410 | £0 | £0 | -£820 | -£1,716 |
| Year 3 | £8,453 | £5,786 | £3,410 | £0 | £0 | -£743 | -£2,459 |
| Year 4 | £8,707 | £5,959 | £3,410 | £0 | £0 | -£663 | -£3,121 |
| Year 5 | £8,968 | £6,138 | £3,410 | £0 | £0 | -£580 | -£3,702 |
Rent by the room upside
What we verified
2406
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeLeasehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPC~£3,000–£7,000 to upgrade to CD
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£682
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£3,702
Acquisition costs
25% deposit£17,488
Stamp duty£3,498
Refurb£11,559
Legal + survey£2,000
Mortgage + broker£2,049
Cash needed£36,594
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
Tenure: Leasehold
This charming stone built mid terrace offers an excellent opportunity for first time buyers, investors or those looking to add value to a property brimming with potential. Situated in a popular and well-connected residential area, this two bedroom home is presented to the market with no onward chain, ensuring a smooth and swift purchase process for the discerning buyer.
The accommodation comprises a welcoming entrance vestibule leading into a spacious loun…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice