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Year 5 disposal
⊞ View all 15
32/ 100
Weak
8.24% return before costs — verify the rent + comps locally.
Why it works
- 8.24% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£229/mo — significantly negative — real recurring drain
- -2.6% 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
−£229/mo
You top up £229/mo
Price vs market
Above comparable sales
+24% vs 4 sold
Return · IRR
-2.6%/yr
Loses money over 5 years
Cash to get in
£87K
Deposit + fees + refurb
Price £95KReturn before costs on price 8.24%5-yr return on cash -13%Rent est. £652 (£660–£644)
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: £660–£644/mo · n=30
Financing
DepositYour cash in — the rest is the mortgage25% · £23,750
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 (£40,288–£75,204 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £71,250 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£229
after mortgage, operating costs & tax
Rent in£652/mo gross
£627/mo collected · £25/mo lost to voids
Where it goes
£386Mortgage£470Costs
Outgoings exceed rent — you top up £229/mo
Mortgage£386
Costs£470
Management£65
Maintenance£67
Insurance£20
CapEx reserve£33
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£229
Returns
Return before costs on price8.24%
Cash return on cash-3.17%
Gross margin£157
Cash needed£86,642
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.62
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 | £7,824 | £5,636 | £4,631 | £0 | £0 | -£2,443 | -£2,443 |
| Year 2 | £8,059 | £5,805 | £4,631 | £0 | £0 | -£2,377 | -£4,820 |
| Year 3 | £8,300 | £5,979 | £4,631 | £0 | £0 | -£2,310 | -£7,130 |
| Year 4 | £8,549 | £6,158 | £4,631 | £0 | £0 | -£2,240 | -£9,370 |
| Year 5 | £8,806 | £6,343 | £4,631 | £0 | £0 | -£2,168 | -£11,538 |
Disposal gain (gross)-£53,202
CGT£0
Net Disposal proceeds£102,265
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand C
MEES 2030 compliance
C required for new tenancies
PASS
EPC band from listing · verify certificate before exchanging
Find EPC certificate →Cladding safety certificateNot stated on the listing
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
Verify
Lender impact
No EWS1 / floor info in description. Buildings > 11 m need EWS1 or PAS 9980 — confirm height + status with the agent before offering.
Verify with lender
A1/A2 = mortgageable · B1 = mortgageable with plan · B2 = remediation required
RICS EWS1 guidance →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 cohortBB2 3DR · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Manchester Metropolitan · 33.4 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 · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,670–£10,530
- 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 history23d on marketno cuts yet
Strategy matrix
Council lease wins — -£198/mo · £31/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 8.24% | -£229 | £86,642 | -13.3% | Low | Feasible |
| Housing-benefit rent | 5.99% | -£406 | £86,642 | -25.6% | Med | Feasible |
| ⭐ Council lease | 8.24% | -£198 | £86,642 | -12.9% | Low | Feasible |
| Refurb & refinance | 8.24% | -£229 | £112,879 | -10.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £176,954 | -36% | 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
- 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 impact
Local lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
+£565/mo cash flow vs Rent it out if converted to Rent by the room
30.32% Return before costs on price converted vs 8.24% as-is
As-is Rent it out
Monthly profit-£45
Return before costs on price8.24%
Cash needed£35,648
If converted to Rent by the room
Monthly profit+£520
Return before costs on price30.32%
Cash needed£51,648
Δ vs Rent it out Monthly 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
£30,273–£57,000full refurb + room split
⚠️ Capped at 60% of £95,000 asking (£57,000). Raw model: £42,690–£80,380. Verify with a surveyor before offering.
What's in this cost
- Kitchen£6,127–£12,254
- 1 × bathroom£4,042–£7,410
- Rewire£2,298–£4,021
- Replumb£1,723–£3,446
- Windows£5,744–£10,339
- Paint + decor£4,021–£7,467
- Flooring£6,318–£12,062
Comparables
sold within 0.5 miMed · CV 11.2%Med confidence
Loading 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
- GoodLongshaw Infant SchoolPrimary · Community school · BB2 3NF
- Not ratedMarkazul UloomNot applicable · Other independent school · BB2 3NY
- Not ratedNoorul UloomNot applicable · Other independent school · BB2 3NY
- Not ratedLongshaw Nursery SchoolNursery · Local authority nursery school · BB2 3NF
- Not ratedLongshaw Community Junior SchoolPrimary · Community school · BB2 3NX
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£7,824
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,744
Exit costs
Projected sale price (5y · 2%/yr growth)£104,888
Capital gain (pre-CGT)£9,888
Sale costs (~2.5%)£2,622
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-£11,538
Rates as of Oct 2024
Acquisition costs
£86,642cash neededPurchase price£95,000
Deposit (25%)£23,750
Stamp duty+5% additional-property surcharge£4,750
Refurb£53,717
Legal + survey£2,000
Mortgage fees£2,425
Total cash neededdeposit + costs (loan covers the rest)£86,642
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Two bedroom first floor apartment in the heart ot blackburn
Welcome to this charming two bedroom first-floor apartment located on Rimington Close in Blackburn. This property has been fully renovated, offering a modern and stylish living space that is ready for you to move into without delay. The reception room is bright and inviting, providing a perfect area for relaxation or entertaining guests. The bedrooms are well-lit and spacious, ensuring comfortable retreats at the en…
Floor plans
Listing metazoopla · Keenans Estate Agents
About this listing
23 days · ZooplaPrice history
5-year price trend
Monthly profit
−£229
Cash needed
£87K
Return after costs
-3.17%
IRR
-2.64%
Listed 23d ago
Rimington Close, Blackburn BB2
flat · 2 bed · 1 bath
£95,000
est £652 · 8.24% gross
Chain freeEPC C
1 / 15
32/100
Marginal
8.24% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.24% Return before costs — above-market
Chain free
Price
£95K
24% above sold comps
Return before costs
8.24%
est rent £652/monot enough comparables
Bedrooms
2
1 bath
Energy rating
C
Energy rating
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: £660–£644/mo · n=30
Financing
DepositYour cash in — the rest is the mortgage25% · £23,750
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 (£40,288–£75,204 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £71,250 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£229
after mortgage, operating costs & tax
Rent in£652/mo gross
£627/mo collected · £25/mo lost to voids
Where it goes
£386Mortgage£470Costs
Outgoings exceed rent — you top up £229/mo
Mortgage£386
Costs£470
Management£65
Maintenance£67
Insurance£20
CapEx reserve£33
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£229
Returns
Return before costs on price8.24%
Cash return on cash-3.17%
Gross margin£157
Cash needed£86,642
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.62
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
- 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 | £7,824 | £5,636 | £4,631 | £0 | £0 | -£2,443 | -£2,443 |
| Year 2 | £8,059 | £5,805 | £4,631 | £0 | £0 | -£2,377 | -£4,820 |
| Year 3 | £8,300 | £5,979 | £4,631 | £0 | £0 | -£2,310 | -£7,130 |
| Year 4 | £8,549 | £6,158 | £4,631 | £0 | £0 | -£2,240 | -£9,370 |
| Year 5 | £8,806 | £6,343 | £4,631 | £0 | £0 | -£2,168 | -£11,538 |
Rent by the room upside
What we verified
4206
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCEnergy efficiency ratingC
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 miMed · CV 11.2%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£926
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£11,538
Acquisition costs
25% deposit£23,750
Stamp duty£4,750
Refurb£53,717
Legal + survey£2,000
Mortgage + broker£2,425
Cash needed£86,642
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
Two bedroom first floor apartment in the heart ot blackburn
Welcome to this charming two bedroom first-floor apartment located on Rimington Close in Blackburn. This property has been fully renovated, offering a modern and stylish living space that is ready for you to move into without delay. The reception room is bright and inviting, providing a perfect area for relaxation or entertaining guests. The bedrooms are well-lit and spacious, ensuring comfortable retreats at the en…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice