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Year 5 disposal
⊞ View all 7
60/ 100
Solid
Real 10.20% return before costs with manageable risks.
Why it works
- 10.20% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£145/mo — mildly negative — equity build may cover
- -5.1% 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
−£145/mo
You top up £145/mo
Price vs market
Above comparable sales
+4% vs 4 sold
Return · IRR
-5.1%/yr
Loses money over 5 years
Cash to get in
£37K
Deposit + fees + refurb
Price £80KReturn before costs on price 10.20%5-yr return on cash -17%Rent est. £680 (£620–£746)
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: £620–£746/mo · n=45
Financing
DepositYour cash in — the rest is the mortgage25% · £20,000
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 (£6,667–£12,445 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £60,000 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
-£145
after mortgage, operating costs & tax
Rent in£680/mo gross
£654/mo collected · £26/mo lost to voids
Where it goes
£325Mortgage£474Costs
Outgoings exceed rent — you top up £145/mo
Mortgage£325
Costs£474
Management£68
Maintenance£67
Insurance£20
CapEx reserve£34
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£145
Returns
Return before costs on price10.20%
Cash return on cash-4.69%
Gross margin£180
Cash needed£37,089
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.01
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 | £8,160 | £5,686 | £3,900 | £0 | £0 | -£1,426 | -£1,426 |
| Year 2 | £8,405 | £5,857 | £3,900 | £0 | £0 | -£1,352 | -£2,778 |
| Year 3 | £8,657 | £6,032 | £3,900 | £0 | £0 | -£1,275 | -£4,053 |
| Year 4 | £8,917 | £6,213 | £3,900 | £0 | £0 | -£1,197 | -£5,250 |
| Year 5 | £9,184 | £6,400 | £3,900 | £0 | £0 | -£1,115 | -£6,365 |
Disposal gain (gross)-£8,771
CGT£0
Net Disposal proceeds£86,118
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- 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 cohortBB2 3TA · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Manchester Metropolitan · 33.8 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 · 549 sqft
£17k–£34k
£ per sqft
building cost only
£31–£62
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£3,843–£7,137
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,039–£11,529
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history14d on marketno cuts yet
Strategy matrix
Council lease wins — -£113/mo · £32/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 | 10.20% | -£145 | £37,089 | -17.2% | Low | Feasible |
| Housing-benefit rent | 7.11% | -£346 | £37,089 | -49.8% | Med | Feasible |
| ⭐ Council lease | 10.20% | -£113 | £37,089 | -16.2% | Low | Feasible |
| Refurb & refinance | 10.20% | -£145 | £44,645 | -14.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £98,445 | -3% | 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
+£538/mo cash flow vs Rent it out if converted to Rent by the room
36.00% Return before costs on price converted vs 10.20% as-is
As-is Rent it out
Monthly profit+£30
Return before costs on price10.20%
Cash needed£31,898
If converted to Rent by the room
Monthly profit+£567
Return before costs on price36.00%
Cash needed£47,898
Δ vs Rent it out Monthly profit+£538
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
£25,398–£48,000full refurb + room split
⚠️ Capped at 60% of £80,000 asking (£48,000). Raw model: £33,555–£63,415. Verify with a surveyor before offering.
What's in this cost
- Kitchen£6,540–£13,080
- 1 × bathroom£4,314–£7,910
- Rewire£1,662–£2,909
- Replumb£1,247–£2,493
- Windows£4,155–£7,480
- Paint + decor£2,909–£5,402
- Flooring£4,571–£8,727
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£8,160
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,740
Exit costs
Projected sale price (5y · 2%/yr growth)£88,326
Capital gain (pre-CGT)£8,326
Sale costs (~2.5%)£2,208
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-£6,365
Rates as of Oct 2024
Acquisition costs
£37,089cash neededPurchase price£80,000
Deposit (25%)£20,000
Stamp duty+5% additional-property surcharge£4,000
Refurb£8,889
Legal + survey£2,000
Mortgage fees£2,200
Total cash neededdeposit + costs (loan covers the rest)£37,089
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Tenure: Leasehold
For sale: Two-bedroom flat in a canal side development in Blackburn, offering pleasant outlooks over the Leeds & Liverpool Canal.
The flat provides a bright reception room with window and French doors bringing in good natural light and views over the water. The adjoining kitchen is fitted with contemporary white units, wood-effect worktops, tiled splashbacks and an integrated oven and hob, creating a practical cooking space with good storage.
There are tw…
Floor plans
Listing metazoopla · Duckworths - Darwen
About this listing
14 days · ZooplaPrice history
5-year price trend
Monthly profit
−£145
Cash needed
£37K
Return after costs
-4.69%
IRR
-5.07%
Listed 14d ago
Lockside, Blackburn BB2
flat · 2 bed · 1 bath · 549 sqft
£80,000
est £680 · 10.20% gross
1 / 7
60/100
Solid
Real 10.20% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.20% Return before costs — above-market
Price
£80K
4% above sold comps
Return before costs
10.20%
est rent £680/monot enough comparablesRange £620–£746/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: £620–£746/mo · n=45
Financing
DepositYour cash in — the rest is the mortgage25% · £20,000
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 (£6,667–£12,445 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £60,000 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
-£145
after mortgage, operating costs & tax
Rent in£680/mo gross
£654/mo collected · £26/mo lost to voids
Where it goes
£325Mortgage£474Costs
Outgoings exceed rent — you top up £145/mo
Mortgage£325
Costs£474
Management£68
Maintenance£67
Insurance£20
CapEx reserve£34
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£145
Returns
Return before costs on price10.20%
Cash return on cash-4.69%
Gross margin£180
Cash needed£37,089
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.01
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 | £8,160 | £5,686 | £3,900 | £0 | £0 | -£1,426 | -£1,426 |
| Year 2 | £8,405 | £5,857 | £3,900 | £0 | £0 | -£1,352 | -£2,778 |
| Year 3 | £8,657 | £6,032 | £3,900 | £0 | £0 | -£1,275 | -£4,053 |
| Year 4 | £8,917 | £6,213 | £3,900 | £0 | £0 | -£1,197 | -£5,250 |
| Year 5 | £9,184 | £6,400 | £3,900 | £0 | £0 | -£1,115 | -£6,365 |
Rent by the room upside
What we verified
2307
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▾
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 miMed · CV 11.2%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£780
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£6,365
Acquisition costs
25% deposit£20,000
Stamp duty£4,000
Refurb£8,889
Legal + survey£2,000
Mortgage + broker£2,200
Cash needed£37,089
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
For sale: Two-bedroom flat in a canal side development in Blackburn, offering pleasant outlooks over the Leeds & Liverpool Canal.
The flat provides a bright reception room with window and French doors bringing in good natural light and views over the water. The adjoining kitchen is fitted with contemporary white units, wood-effect worktops, tiled splashbacks and an integrated oven and hob, creating a practical cooking space with good storage.
There are tw…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice