Monthly profit +£275/mo from completion — the no.1 reason to invest
21.36% return before costs — above-market
Priced below market -70% vs 12 nearby sold (last 12 mo) — instant equity
11.0% 5y IRR — strong total return on capital
Why to be cautious
No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.
EPC band not stated — verify the certificate before offering (2030 MEES minimum is band C).
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£275/mo
Pays you every month, net of costs
Price vs market
Below market value
-70% vs 12 sold · interior unseen
Return · IRR
11.0%/yr
Solid annualised return
Cash left in
£0
Fully recycled — pull all your cash back out
Price £50KCash to buy £31KReturn before costson price21.36%5-yr return on cash 64%Rent est. £890 (£848–£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).
Listing seen …
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
Buy-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: £848–£934/mo · n=16
Financing
DepositYour cash in — the rest is the mortgage25% · £12,500
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£9,419–£17,581 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £37,500 loan + £1,000 booking fee
Cladding safety certificateNot stated on the listingHeritageNot 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.
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 history14d on marketno cuts yet
Strategy matrix
Compare 7 strategies side-by-side · best shown with ⭐
⭐Council lease wins — +£379/mo · £104/mo ahead of Rent it out
Strategy
Return before costson price
Monthly profit
Cash needed
5y Return on your cashon cash
Risk
Feasibility
Rent it out
21.36%
+£275
£31,008
64.2%
Low
Feasible
Housing-benefit rent
13.75%
+£35
£31,008
16.5%
Med
Feasible
⭐ Council lease
21.36%
+£379
£31,008
79.9%
Low
Feasible
Refurb & refinance
21.36%
+£275
£38,531
51.6%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£174
£71,781
-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
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
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 impactLocal lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
As-is Rent it out vs converted Rent by the room
+£400/mo cash flow vs Rent it out if converted to Rent by the room
57.60% Return before costs on price converted vs 21.36% as-is
As-is Rent it out
Monthly profit+£262
Return before costson price21.36%
Cash needed£24,398
If converted to Rent by the room
Monthly profit+£662
Return before costson price57.60%
Cash needed£40,398
Δ vs Rent it outMonthly profit+£400
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
£30,000
Range: £25,500 – £34,500
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.
£15,903–£30,000full refurb + room split
⚠️ Capped at 60% of £50,000 asking (£30,000). Raw model: £48,630–£91,735. Verify with a surveyor before offering.
What's in this cost
Kitchen£3,002–£6,004
1 × bathroom£2,011–£3,687
Rewire£1,177–£2,060
Replumb£883–£1,766
Windows£2,943–£5,298
Paint + decor£2,355–£4,415
Flooring£3,532–£6,769
Comparables
sold within 0.5 mi
Wide · CV 59.7%Med confidence
Loading nearby sold…
Location & area intelligence
Transport 100 / 100
Loading map…
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 & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
Church Road Primary School
Primary · Community school · BL1 5RU
Good
Clevelands Prep School
Not applicable · Other independent school · BL1 5DH
Not rated
Johnson Fold Community Primary School
Primary · Academy converter · BL1 5UG
Not rated
Markland Hill Primary School
Primary · Community school · BL1 5EJ
Not rated
St Thomas of Canterbury RC School
Primary · Voluntary aided school · BL1 5LH
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
£3,221/yr kept
Annual gross rent£10,680
Section 24 credit£0
Annual tax due£852
Post-tax Monthly profitannual£3,221
Exit costs
£19,894 after CGT
Projected sale price (5y · 2%/yr growth)£55,204
Capital gain (pre-CGT)£5,204
Sale costs (~2.5%)£1,380
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 profitafter CGT£19,894
Rates as of Oct 2024
Acquisition costs
£31,008cash needed
Purchase price£50,000
Deposit (25%)£12,500
Stamp duty+5% additional-property surcharge£2,500
Refurb£12,558
Legal + survey£1,700
Mortgage fees£1,750
Total cash neededdeposit + costs (loan covers the rest)£31,008
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
For sale by Under The Hammer online auction on Tuesday 29th September 2026. Head over to our website to download the legal pack, register to bid and see more information.
A Vacant Freehold Two Bedroom End Terrace House situated on Gargrave Avenue on the Johnson Fold estate in the Smithills area of north-west Bolton. The property requires refurbishment throughout and offers investors and owner-occupiers the chance to add value in an established residential setting.
Priced below market -70% vs 12 nearby sold (last 12 mo)
Monthly profit+£275/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
21.36% Return before costs — above-market
Price
£50K
70% below sold comps
Return before costs
21.36%
est rent £890/monot enough comparablesRange £848–£934/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
—
Energy rating
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
Buy-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: £848–£934/mo · n=16
Financing
DepositYour cash in — the rest is the mortgage25% · £12,500
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£9,419–£17,581 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £37,500 loan + £1,000 booking fee
Housing-benefit (LHA) scheme detailBRMA Bolton and Bury · cap £573/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
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
£10,680
£3,759
£2,438
£0
£852
£3,632
£3,632
Year 2
£11,000
£3,871
£2,438
£0
£891
£3,801
£7,433
Year 3
£11,330
£3,987
£2,438
£0
£932
£3,974
£11,406
Year 4
£11,670
£4,107
£2,438
£0
£974
£4,152
£15,558
Year 5
£12,020
£4,230
£2,438
£0
£1,017
£4,336
£19,894
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)2 bd
If converted
Gross Rent by the room yield—
What we verified
12 total
3207
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
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
Area3▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 mi
Wide · CV 59.7%Med confidence
Loading nearby sold…
Location & transport
Score 100/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£488
Annual rental tax£774
CGT yr 5£0 · company level
5y net total£19,894
Acquisition costs
£31K
25% deposit£12,500
Stamp duty£2,500
Refurb£12,558
Legal + survey£1,700
Mortgage + broker£1,750
Cash needed£31,008
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyZoopla
For sale by Under The Hammer online auction on Tuesday 29th September 2026. Head over to our website to download the legal pack, register to bid and see more information.
A Vacant Freehold Two Bedroom End Terrace House situated on Gargrave Avenue on the Johnson Fold estate in the Smithills area of north-west Bolton. The property requires refurbishment throughout and offers investors and owner-occupiers the chance to add value in an established residential setting.