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Year 5 disposal
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16/ 100
Weak
6.63% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- EPC E — must hit C by 2030 (~£6,000–£12,000)
- Monthly profit −£125/mo — mildly negative — equity build may cover
- -1.6% 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
−£125/mo
You top up £125/mo
Price
£170K
No local sold comps to compare
Return · IRR
-1.6%/yr
Loses money over 5 years
Cash to get in
£75K
Deposit + fees + refurb
Return before costs on price 6.63%5-yr return on cash -4%Rent est. £939 (£944–£934)
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: £944–£934/mo · n=36
Financing
DepositYour cash in — the rest is the mortgage25% · £42,500
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 (£13,223–£24,682 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £127,500 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
-£125
after mortgage, operating costs & tax
Rent in£939/mo gross
£903/mo collected · £36/mo lost to voids
Where it goes
£691Mortgage£337Costs
Outgoings exceed rent — you top up £125/mo
Mortgage£691
Costs£337
Management£94
Maintenance£67
Insurance£20
CapEx reserve£47
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£125
Returns
Return before costs on price6.63%
Cash return on cash-2.00%
Gross margin£566
Cash needed£74,780
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.31
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 | £11,268 | £4,044 | £8,288 | £0 | £0 | -£1,064 | -£1,064 |
| Year 2 | £11,606 | £4,166 | £8,288 | £0 | £0 | -£847 | -£1,911 |
| Year 3 | £11,954 | £4,290 | £8,288 | £0 | £0 | -£624 | -£2,534 |
| Year 4 | £12,313 | £4,419 | £8,288 | £0 | £0 | -£394 | -£2,928 |
| Year 5 | £12,682 | £4,552 | £8,288 | £0 | £0 | -£157 | -£3,085 |
Disposal gain (gross)-£15,729
CGT£0
Net Disposal proceeds£183,001
What we verified
What we verified
51065 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & 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 ratingE
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand E
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£6k–£12k
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 profileFamily let
Tenant profilelikely cohortWN2 5YF · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Manchester Metropolitan · 23.2 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
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
3-bed · 1-bath · 990 sqft
£25k–£49k
£ per sqft
building cost only
£25–£49
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,930–£12,870
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,890–£20,790
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Check council
The council's HMO page lists the current mandatory fee plus any additional / selective scheme that catches smaller HMOs.
Mandatory licensing applies to 5+ sharer HMOs (Housing Act 2004)
Find council HMO page →Price & sale history16d on marketno cuts yet
Strategy matrix
Council lease wins — +£8/mo · £115/mo ahead of Rent by the room
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 6.63% | -£125 | £74,780 | -4.1% | Low | Feasible |
| Housing-benefit rent | 4.19% | -£445 | £74,780 | -30.6% | Med | Feasible |
| ⭐ Council lease | 6.63% | +£8 | £74,780 | 3.5% | Low | Feasible |
| Refurb & refinance | 6.63% | -£125 | £90,332 | -3.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£191 | £205,782 | 0% | Med | Feasible |
| Rent by the room | 12.13% | -£107 | £74,780 | 4.6% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Wigan · cap £593/mo
Housing-benefit rent scheme detail
- 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 impact
Local lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
+£387/mo cash flow vs Rent it out if converted to Rent by the room
16.94% Return before costs on price converted vs 6.63% as-is
As-is Rent it out
Monthly profit-£105
Return before costs on price6.63%
Cash needed£54,398
If converted to Rent by the room
Monthly profit+£282
Return before costs on price16.94%
Cash needed£70,398
Δ vs Rent it out Monthly profit+£387
Show conversion detail
Conversion cost estimate
£52,800
Range: £46,200 – £61,600
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.
£54,153–£102,000full refurb + room split
⚠️ Capped at 60% of £170,000 asking (£102,000). Raw model: £56,030–£105,535. Verify with a surveyor before offering.
What's in this cost
- Kitchen£8,873–£17,745
- 1 × bathroom£5,944–£10,897
- Rewire£4,253–£7,442
- Replumb£3,189–£6,379
- Windows£10,632–£19,137
- Paint + decor£8,505–£15,947
- Flooring£12,758–£24,453
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score90 / 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 & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- GoodPlatt Bridge Community SchoolPrimary · Academy converter · WN2 5NG
- Not ratedHoly Family Catholic AcademyPrimary · Academy sponsor led · WN2 5JF
- Not ratedSt John's Church of England Primary School, AbramPrimary · Academy converter · WN2 5QE
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£11,268
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,497
Exit costs
Projected sale price (5y · 2%/yr growth)£187,694
Capital gain (pre-CGT)£17,694
Sale costs (~2.5%)£4,692
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-£3,085
Rates as of Oct 2024
Acquisition costs
£74,780cash neededPurchase price£170,000
Deposit (25%)£42,500
Stamp duty+5% additional-property surcharge£9,400
Refurb£17,630
Legal + survey£1,700
Mortgage fees£3,550
Total cash neededdeposit + costs (loan covers the rest)£74,780
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A three-bedroom semi-detached home offering excellent potential to personalise, with spacious living and dining areas, a generous enclosed rear garden and substantial off-road parking. Well placed for local amenities, schools, green spaces and transp
Offering excellent potential for a buyer looking to personalise a home to their own taste, this three-bedroom semi-detached property combines generous living space, off-road parking and a good-sized rear garden. The property wou…
Floor plans
Listing metazoopla · Springbok Properties, Nationwide
About this listing
16 days · ZooplaPrice history
5-year price trend
Monthly profit
−£125
Cash needed
£75K
Return after costs
-2.00%
IRR
-1.63%
Listed 16d ago
Thornvale, Wigan, Greater Manchester WN2
semi-detached · 3 bed · 1 bath
£170,000
est £939 · 6.63% gross
EPC E
1 / 16
16/100
Marginal
6.63% — verify the rent + comps locally.
Energy rating E — Min. energy standard blocker by 2030 (~£6,000–£12,000 upgrade)
Price
£170K
Return before costs
6.63%
est rent £939/monot enough comparables
Bedrooms
3
1 bath
Energy rating
E
MEES (Minimum Energy Efficiency Standards) blocker by 2030
~£6,000–£12,000 upgrade
~£6,000–£12,000 upgrade
Deal flags1 issue
EPC E — 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: £944–£934/mo · n=36
Financing
DepositYour cash in — the rest is the mortgage25% · £42,500
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 (£13,223–£24,682 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £127,500 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
-£125
after mortgage, operating costs & tax
Rent in£939/mo gross
£903/mo collected · £36/mo lost to voids
Where it goes
£691Mortgage£337Costs
Outgoings exceed rent — you top up £125/mo
Mortgage£691
Costs£337
Management£94
Maintenance£67
Insurance£20
CapEx reserve£47
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£125
Returns
Return before costs on price6.63%
Cash return on cash-2.00%
Gross margin£566
Cash needed£74,780
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.31
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Wigan · cap £593/mo
Housing-benefit rent scheme detail
- 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 | £11,268 | £4,044 | £8,288 | £0 | £0 | -£1,064 | -£1,064 |
| Year 2 | £11,606 | £4,166 | £8,288 | £0 | £0 | -£847 | -£1,911 |
| Year 3 | £11,954 | £4,290 | £8,288 | £0 | £0 | -£624 | -£2,534 |
| Year 4 | £12,313 | £4,419 | £8,288 | £0 | £0 | -£394 | -£2,928 |
| Year 5 | £12,682 | £4,552 | £8,288 | £0 | £0 | -£157 | -£3,085 |
Rent by the room upside
What we verified
5016
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPC~£6,000–£12,000 to upgrade to CE
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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,658
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£3,085
Acquisition costs
25% deposit£42,500
Stamp duty£9,400
Refurb£17,630
Legal + survey£1,700
Mortgage + broker£3,550
Cash needed£74,780
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
A three-bedroom semi-detached home offering excellent potential to personalise, with spacious living and dining areas, a generous enclosed rear garden and substantial off-road parking. Well placed for local amenities, schools, green spaces and transp
Offering excellent potential for a buyer looking to personalise a home to their own taste, this three-bedroom semi-detached property combines generous living space, off-road parking and a good-sized rear garden. The property wou…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice