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Year 5 disposal
BMV -19%
⊞ View all 13
57/ 100
Caution
Real 9.87% return before costs but flagged risks need pricing in.
Why it works
- 9.87% return before costs — above-market
- Priced below market -19% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (718 yrs) — no short-lease drag
Why to be cautious
- EPC E — must hit C by 2030 (~£6,000–£12,000)
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£68/mo — mildly negative — equity build may cover
- -0.7% 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
−£68/mo
You top up £68/mo
Price vs market
Below market value
-19% vs 12 sold · interior unseen
Return · IRR
-0.7%/yr
Loses money over 5 years
Cash left in
£47K
Stays in after refinancing at value
Price £110KCash to buy £67KReturn before costs on price 9.87%5-yr return on cash -1%Rent est. £905 (£831–£986)
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: £831–£986/mo · n=64
Financing
DepositYour cash in — the rest is the mortgage25% · £27,500
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 (£21,644–£40,403 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £82,500 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£68
after mortgage, operating costs & tax
Rent in£905/mo gross
£870/mo collected · £35/mo lost to voids
Where it goes
£447Mortgage£491Costs
Outgoings exceed rent — you top up £68/mo
Mortgage£447
Costs£491
Management£91
Maintenance£50
Insurance£20
CapEx reserve£45
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£68
Returns
Return before costs on price9.87%
Cash return on cash-1.23%
Gross margin£379
Cash needed£66,509
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.95
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 | £10,860 | £5,897 | £5,363 | £0 | £0 | -£399 | -£399 |
| Year 2 | £11,186 | £6,074 | £5,363 | £0 | £0 | -£251 | -£650 |
| Year 3 | £11,521 | £6,256 | £5,363 | £0 | £0 | -£97 | -£747 |
| Year 4 | £11,867 | £6,444 | £5,363 | £0 | £12 | £49 | -£699 |
| Year 5 | £12,223 | £6,637 | £5,363 | £0 | £42 | £181 | -£517 |
Disposal gain (gross)-£27,946
CGT£0
Net Disposal proceeds£118,413
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
Leasehold718 yr
Tenure & planning718 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
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 profileMixed demand
Tenant profilelikely cohortBL4 7PF · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Manchester Metropolitan · 13.6 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 · 700 sqft
£20k–£39k
£ per sqft
building cost only
£28–£56
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,900–£9,100
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£7,700–£14,700
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 — +£52/mo · £120/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 | 9.87% | -£68 | £66,509 | -0.8% | Low | Feasible |
| Housing-benefit rent | 6.25% | -£378 | £66,509 | -29.4% | Med | Feasible |
| ⭐ Council lease | 9.87% | +£52 | £66,509 | 7.0% | Low | Feasible |
| Refurb & refinance | 9.87% | -£68 | £83,553 | -0.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£349 | £157,903 | -16% | 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
26.18% Return before costs on price converted vs 9.87% as-is
🔓 +1 bedroom potential
medium confidence2 → 3 lettable rooms
Potential, not guaranteed (subject to planning + regs). Estimate from the floorplan (kitchen size assumed) — verify room sizes against the floorplan before offering.
How we calculated this
floorplan shows 4 habitable rooms (2 beds + 2 reception(s)) in 44 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 3 lettable rooms (0 double, 1 single); sized to Bolton adopted standard (6.51/10.22 m²; Bolton Council HMO licence guidance page (national minimum room-size standards applied); Fees and Charges page; consultation on proposed boroughwide Additional Licensing Scheme (2 Feb-19 Apr 2026)); loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); Article 4 — planning permission needed
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
2 → 3 bed HMO+1 single
Sized to Bolton's adopted HMO standards
Projections use documented assumptions (local room rates, typical conversion costs, 75% LTV at 5.5%, indicative regional valuation yields) and each council’s published HMO standards. Not financial advice. Verify room sizes, licensing and planning with the council and a surveyor before purchase.
As-is Rent it out
Monthly profit+£83
Return before costs on price9.87%
Cash needed£39,398
If converted to Rent by the room
Monthly profit+£472
Return before costs on price26.18%
Cash needed£55,398
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.
£34,916–£66,000full refurb + room split
⚠️ Capped at 60% of £110,000 asking (£66,000). Raw model: £41,230–£77,935. Verify with a surveyor before offering.
What's in this cost
- Kitchen£7,774–£15,548
- 1 × bathroom£5,208–£9,548
- Rewire£2,371–£4,150
- Replumb£1,778–£3,557
- Windows£5,928–£10,670
- Paint + decor£4,742–£8,892
- Flooring£7,114–£13,634
Comparables
sold within 0.5 miWide · CV 43.1%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£10,860
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£817
Exit costs
Projected sale price (5y · 2%/yr growth)£121,449
Capital gain (pre-CGT)£11,449
Sale costs (~2.5%)£3,036
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-£517
Rates as of Oct 2024
Acquisition costs
£66,509cash neededPurchase price£110,000
Deposit (25%)£27,500
Stamp duty+5% additional-property surcharge£5,500
Refurb£28,859
Legal + survey£2,000
Mortgage fees£2,650
Total cash neededdeposit + costs (loan covers the rest)£66,509
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
for sale via modern method of auction, starting bid £110,000 plus reservation fees
Within a short distance to Farnworth centre an array of amenities and excellent transport and commuting links and walking distance from well-regarded local schools. The property is in need of some internal modernisation. Internal viewing advised.
Accommodation briefly comprising entrance hall, lounge with bay window to the front, dining kitchen and a conservatory. Rising to the first floor…
Floor plans
Nearby active comparables7 rentals · 5 deals
Comparable rentals
BL4 · same beds + typeMedian nearby: £950/mo · 7 of 7 already let+£45 vs our est
- King Street, Farnworth BL4Let2b£1,270/moMay 2026
- Darley Avenue, Bolton BL4Let2b£1,050/moMay 2026
- Darley Avenue, Farnworth, Bolton, BL4Let2b£1,050/moMay 2026
- Cemetery Road, Bolton, BL4Let2b£950/moMay 2026
- Cemetery Road, Bolton, BL4Let2b£950/moMay 2026
- Cemetery Road, Bolton BL4Let2b£950/moMay 2026
- Plodder Lane, Farnworth, Bolton BL4Let2b£850/moMay 2026
Listing metazoopla · Miller Metcalfe - Bolton
About this listing
15 days · ZooplaPrice history
5-year price trend
Monthly profit
−£68
Cash needed
£67K
Return after costs
-1.23%
IRR
-0.75%
Listed 15d ago
Park View, Farnworth BL4
terraced · 2 bed · 1 bath · 700 sqft
£110,000
est £905 · 9.87% gross
Leasehold 718yrEPC E
Priced below market
1 / 13
57/100
Caution
Real 9.87% — fundamentals work.
Priced below market -19% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.87% Return before costs — above-market
Energy rating E — Min. energy standard blocker by 2030 (~£6,000–£12,000 upgrade)
Price
£110K
19% below sold comps
Return before costs
9.87%
est rent £905/monot enough comparablesRange £831–£986/mo (Q1–Q3)
Bedrooms
2
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: £831–£986/mo · n=64
Financing
DepositYour cash in — the rest is the mortgage25% · £27,500
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 (£21,644–£40,403 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £82,500 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£68
after mortgage, operating costs & tax
Rent in£905/mo gross
£870/mo collected · £35/mo lost to voids
Where it goes
£447Mortgage£491Costs
Outgoings exceed rent — you top up £68/mo
Mortgage£447
Costs£491
Management£91
Maintenance£50
Insurance£20
CapEx reserve£45
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£68
Returns
Return before costs on price9.87%
Cash return on cash-1.23%
Gross margin£379
Cash needed£66,509
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.95
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 | £10,860 | £5,897 | £5,363 | £0 | £0 | -£399 | -£399 |
| Year 2 | £11,186 | £6,074 | £5,363 | £0 | £0 | -£251 | -£650 |
| Year 3 | £11,521 | £6,256 | £5,363 | £0 | £0 | -£97 | -£747 |
| Year 4 | £11,867 | £6,444 | £5,363 | £0 | £12 | £49 | -£699 |
| Year 5 | £12,223 | £6,637 | £5,363 | £0 | £42 | £181 | -£517 |
Rent by the room upside
What we verified
3216
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining718 yr
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 let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miWide · CV 43.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,073
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£517
Acquisition costs
25% deposit£27,500
Stamp duty£5,500
Refurb£28,859
Legal + survey£2,000
Mortgage + broker£2,650
Cash needed£66,509
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
for sale via modern method of auction, starting bid £110,000 plus reservation fees
Within a short distance to Farnworth centre an array of amenities and excellent transport and commuting links and walking distance from well-regarded local schools. The property is in need of some internal modernisation. Internal viewing advised.
Accommodation briefly comprising entrance hall, lounge with bay window to the front, dining kitchen and a conservatory. Rising to the first floor…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice