No rent data on file — verify locally before offering.
Why it works
Monthly profit +£291/mo from completion — the no.1 reason to invest
Priced below market -76% vs 12 nearby sold (last 12 mo) — instant equity
12.9% 5y IRR — strong total return on capital
Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
Auction lot — bridging-only finance, 28-day completion
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
+£291/mo
Pays you every month, net of costs
Price vs market
Below market value
-76% vs 12 sold · interior unseen
Return · IRR
12.9%/yr
Solid annualised return
Cash left in
£0
Fully recycled — pull all your cash back out
Price £40KCash to buy £28K5-yr return on cash 75%Rent est. £865 (£850–£900)
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: £850–£900/mo · n=20
Financing
DepositYour cash in — the rest is the mortgage25% · £10,000
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 £30,000 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 — +£393/mo · £101/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
25.95%
+£291
£27,858
74.6%
Low
Feasible
Housing-benefit rent
17.19%
+£68
£27,858
25.4%
Med
Feasible
⭐ Council lease
25.95%
+£393
£27,858
91.6%
Low
Feasible
Refurb & refinance
25.95%
+£291
£34,881
59.5%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£174
£61,281
-22%
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
+£416/mo cash flow vs Rent it out if converted to Rent by the room
72.00% Return before costs on price converted vs 25.95% as-is
As-is Rent it out
Monthly profit+£278
Return before costson price25.95%
Cash needed£21,898
If converted to Rent by the room
Monthly profit+£694
Return before costson price72.00%
Cash needed£37,898
Δ vs Rent it outMonthly profit+£416
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
£24,000
Range: £20,400 – £27,600
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
In an Article 4 area — council HMO refusal rate not published. Verify with the local planning authority before relying on a conversion.
£12,723–£24,000full refurb + room split
⚠️ Capped at 60% of £40,000 asking (£24,000). Raw model: £48,630–£91,735. Verify with a surveyor before offering.
What's in this cost
Kitchen£2,402–£4,803
1 × bathroom£1,609–£2,950
Rewire£942–£1,648
Replumb£706–£1,413
Windows£2,355–£4,238
Paint + decor£1,884–£3,532
Flooring£2,826–£5,416
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
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
£3,421/yr kept
Annual gross rent£10,380
Section 24 credit£0
Annual tax due£896
Post-tax Monthly profitannual£3,421
Exit costs
£20,771 after CGT
Projected sale price (5y · 2%/yr growth)£44,163
Capital gain (pre-CGT)£4,163
Sale costs (~2.5%)£1,104
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£20,771
Rates as of Oct 2024
Acquisition costs
£27,858cash needed
Purchase price£40,000
Deposit (25%)£10,000
Stamp duty+5% additional-property surcharge£2,000
Refurb£12,558
Legal + survey£1,700
Mortgage fees£1,600
Total cash neededdeposit + costs (loan covers the rest)£27,858
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 Mid Terrace House situated on Worston Avenue on the Johnson Fold estate in the Smithills area of north-west Bolton. The property requires refurbishment throughout and will appeal to investors and owner-occupiers looking to add value in an established residential setting.
Priced below market -76% vs 12 nearby sold (last 12 mo)
Monthly profit+£291/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
Price
£40K
76% below sold comps
Return before costs
—
est rent £865/monot enough comparablesRange £850–£900/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
—
Energy rating
Deal flags1 issue
Auction
Guide price — assume +20-30% in the room
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: £850–£900/mo · n=20
Financing
DepositYour cash in — the rest is the mortgage25% · £10,000
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 £30,000 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
£10,380
£3,714
£1,950
£0
£896
£3,821
£3,821
Year 2
£10,691
£3,825
£1,950
£0
£934
£3,982
£7,803
Year 3
£11,012
£3,940
£1,950
£0
£973
£4,149
£11,952
Year 4
£11,343
£4,058
£1,950
£0
£1,014
£4,321
£16,273
Year 5
£11,683
£4,180
£1,950
£0
£1,055
£4,498
£20,771
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
13 total
3307
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 profile3▾
Tenant profileBeds + postcode heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Sale typeGuide price — assume +20-30% in the roomAuction
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£390
Annual rental tax£820
CGT yr 5£0 · company level
5y net total£20,771
Acquisition costs
£28K
25% deposit£10,000
Stamp duty£2,000
Refurb£12,558
Legal + survey£1,700
Mortgage + broker£1,600
Cash needed£27,858
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
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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 Mid Terrace House situated on Worston Avenue on the Johnson Fold estate in the Smithills area of north-west Bolton. The property requires refurbishment throughout and will appeal to investors and owner-occupiers looking to add value in an established residential setting.