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Year 5 disposal
⊞ View all 17
60/ 100
Solid
Real 10.23% return before costs with manageable risks.
Why it works
- 10.23% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (230 yrs) — no short-lease drag
Why to be cautious
- Auction lot — bridging-only finance, 28-day completion
- Service charge unknown — could swing £100-300/mo
- Floor area 484 sqft — small for the type
- Monthly profit −£69/mo — mildly negative — equity build may cover
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£69/mo
You top up £69/mo
Price vs market
Above comparable sales
+10% vs 9 sold
Return · IRR
-1.7%/yr
Loses money over 5 years
Cash to get in
£46K
Deposit + fees + refurb
Price £106KReturn before costs on price 10.23%5-yr return on cash -1%Rent est. £904 (£759–£1,077)
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: £759–£1,077/mo · n=64
Financing
DepositYour cash in — the rest is the mortgage25% · £26,500
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 (£7,071–£13,199 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £79,500 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
-£69
after mortgage, operating costs & tax
Rent in£904/mo gross
£869/mo collected · £35/mo lost to voids
Where it goes
£431Mortgage£507Costs
Outgoings exceed rent — you top up £69/mo
Mortgage£431
Costs£507
Management£90
Maintenance£67
Insurance£20
CapEx reserve£45
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£69
Returns
Return before costs on price10.23%
Cash return on cash-1.80%
Gross margin£362
Cash needed£45,818
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.02
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 | £10,848 | £6,088 | £5,168 | £0 | £0 | -£407 | -£407 |
| Year 2 | £11,173 | £6,270 | £5,168 | £0 | £0 | -£264 | -£672 |
| Year 3 | £11,509 | £6,458 | £5,168 | £0 | £0 | -£117 | -£789 |
| Year 4 | £11,854 | £6,652 | £5,168 | £0 | £6 | £28 | -£761 |
| Year 5 | £12,210 | £6,852 | £5,168 | £0 | £36 | £154 | -£606 |
Disposal gain (gross)-£8,621
CGT£0
Net Disposal proceeds£114,107
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
Leasehold230 yr
Tenure & planning230 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
Building condition
Energy ratingUnknown
EPC& 2030 deadlineEPC register
EPC band not available in the listing. The 2030 MEES minimum is band C — verify the certificate before offering.
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 cohortBL4 7EF · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Manchester Metropolitan · 13.9 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 · 484 sqft
£16k–£32k
£ per sqft
building cost only
£33–£66
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£3,388–£6,292
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£5,324–£10,164
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history15d on marketno cuts yet
Strategy matrix
Council lease wins — +£50/mo · £119/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 | 10.23% | -£69 | £45,818 | -1.3% | Low | Feasible |
| Housing-benefit rent | 6.49% | -£376 | £45,818 | -42.7% | Med | Feasible |
| ⭐ Council lease | 10.23% | +£50 | £45,818 | 9.8% | Low | Feasible |
| Refurb & refinance | 10.23% | -£69 | £54,889 | -1.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £126,499 | 0% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Bolton and Bury · cap £573/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bolton and Bury
- LHA monthly cap:
- £573
- 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 impact
Local lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
+£390/mo cash flow vs Rent it out if converted to Rent by the room
27.17% Return before costs on price converted vs 10.23% as-is
As-is Rent it out
Monthly profit+£94
Return before costs on price10.23%
Cash needed£38,398
If converted to Rent by the room
Monthly profit+£485
Return before costs on price27.17%
Cash needed£54,398
Δ vs Rent it out Monthly profit+£390
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.
£33,238–£63,031full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 1 × bathroom£6,150–£11,275
- Rewire£1,936–£3,388
- Replumb£1,452–£2,904
- Windows£4,840–£8,712
- Paint + decor£3,872–£7,260
- Flooring£5,808–£11,132
Comparables
sold within 0.5 miWide · CV 18.8%Med confidence
Loading nearby sold…
Location & area intelligence
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
- GoodQueensbridge Primary SchoolPrimary · Community school · BL4 7BL
- Not ratedAll Saints CofE Primary SchoolPrimary · Voluntary aided school · BL4 7PY
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£10,848
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£824
Exit costs
Projected sale price (5y · 2%/yr growth)£117,033
Capital gain (pre-CGT)£11,033
Sale costs (~2.5%)£2,926
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-£606
Rates as of Oct 2024
Acquisition costs
£45,818cash neededPurchase price£106,000
Deposit (25%)£26,500
Stamp duty+5% additional-property surcharge£5,300
Refurb£9,428
Legal + survey£2,000
Mortgage fees£2,590
Total cash neededdeposit + costs (loan covers the rest)£45,818
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Our latest listing is a 2 bedroom flat located in Farnworth. It is in close proximity to valuable amenities, is able to generate rewarding rental returns and has a tenant currently situated.
This property features 2 bedrooms, lounge, kitchen, ensuite, and street parking.
For investors looking to expand their portfolio, this is a fantastic opportunity and it is likely to attract enquiries from serious investors.
Investment details
The current gross annual rent agreed with…
Floor plans
Nearby active comparables10 rentals
Comparable rentals
BL4 · same beds + typeMedian nearby: £865/mo · 6 of 10 already let-£39 vs our est
- Flat 3, 131 Market Street2b£895/moMay 2026
- Fernbeck Close, Farnworth, Bolton. **…2b£865/moMay 2026
- Egerton Street, Bolton, Greater Manch…2b£700/moMay 2026
- Moorfield Chase, Bolton2b£875/moMay 2026
- Fernbeck Close, Farnworth, Bolton. BL4Let2b£865/moMay 2026
- Moorfield Chase, Bolton BL4Let2b£875/moMay 2026
- 127 St James Street, Farnworth, Bolto…Let2b£650/moDec 2025
- Melrose Court, Kearsley, Bolton BL4Let2b£895/moDec 2025
- Fernbeck Close, Farnworth, Bolton BL4Let2b£850/moDec 2025
- Moorfield Chase, Farnworth, Bolton BL4Let2b£785/moDec 2025
Other deals nearby
BL4 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Tenanted Property Auctions
About this listing
15 days · ZooplaPrice history
5-year price trend
Monthly profit
−£69
Cash needed
£46K
Return after costs
-1.80%
IRR
-1.67%
Listed 15d ago
Reed Close, Bolton BL4
flat · 2 bed · 1 bath · 484 sqft
£106,000
est £904 · 10.23% gross
Leasehold 230yr
1 / 17
60/100
Solid
Real 10.23% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.23% Return before costs — above-market
Price
£106K
10% above sold comps
Return before costs
10.23%
est rent £904/monot enough comparablesRange £759–£1,077/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
—
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: £759–£1,077/mo · n=64
Financing
DepositYour cash in — the rest is the mortgage25% · £26,500
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 (£7,071–£13,199 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £79,500 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
-£69
after mortgage, operating costs & tax
Rent in£904/mo gross
£869/mo collected · £35/mo lost to voids
Where it goes
£431Mortgage£507Costs
Outgoings exceed rent — you top up £69/mo
Mortgage£431
Costs£507
Management£90
Maintenance£67
Insurance£20
CapEx reserve£45
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£69
Returns
Return before costs on price10.23%
Cash return on cash-1.80%
Gross margin£362
Cash needed£45,818
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.02
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Bolton and Bury · cap £573/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bolton and Bury
- LHA monthly cap:
- £573
- 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 | £10,848 | £6,088 | £5,168 | £0 | £0 | -£407 | -£407 |
| Year 2 | £11,173 | £6,270 | £5,168 | £0 | £0 | -£264 | -£672 |
| Year 3 | £11,509 | £6,458 | £5,168 | £0 | £0 | -£117 | -£789 |
| Year 4 | £11,854 | £6,652 | £5,168 | £0 | £6 | £28 | -£761 |
| Year 5 | £12,210 | £6,852 | £5,168 | £0 | £36 | £154 | -£606 |
Rent by the room upside
What we verified
3207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining230 yr
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCPostcode estimate — check the registerNot stated on the listing
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 miWide · CV 18.8%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,034
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£606
Acquisition costs
25% deposit£26,500
Stamp duty£5,300
Refurb£9,428
Legal + survey£2,000
Mortgage + broker£2,590
Cash needed£45,818
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
Our latest listing is a 2 bedroom flat located in Farnworth. It is in close proximity to valuable amenities, is able to generate rewarding rental returns and has a tenant currently situated.
This property features 2 bedrooms, lounge, kitchen, ensuite, and street parking.
For investors looking to expand their portfolio, this is a fantastic opportunity and it is likely to attract enquiries from serious investors.
Investment details
The current gross annual rent agreed with…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice