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Year 5 disposal
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100/ 100
Strong
Strong investment fundamentals.
Why it works
- 19.82% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC C — MEES compliant
Why to be cautious
- Auction lot — bridging-only finance, 28-day completion
- Service charge unknown — could swing £100-300/mo
- 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
+£167/mo
Barely breaks even each month
Price
£60K
No local sold comps to compare
Return · IRR
5.3%/yr
Modest annualised return
Cash to get in
£40K
Deposit + fees + refurb
Return before costs on price 19.82%5-yr return on cash 34%Rent est. £991 (£945–£1,039)
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: £945–£1,039/mo · n=41
Financing
DepositYour cash in — the rest is the mortgage25% · £15,000
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 (£13,223–£24,682 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £45,000 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£167
after mortgage, operating costs & tax
Rent in£991/mo gross
£953/mo collected · £38/mo lost to voids
Where it goes
£244Mortgage£503Costs£167Your profit
£167/mo left as profit · 17% of rent kept
Mortgage£244
Costs£503
Management£99
Maintenance£50
Insurance£20
CapEx reserve£50
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax£39
Profit+£167
Returns
Return before costs on price19.82%
Cash return on cash5.06%
Gross margin£450
Cash needed£39,530
Monthly profit payback19y 10m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress3.91
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 | £11,892 | £6,040 | £2,925 | £0 | £556 | £2,371 | £2,371 |
| Year 2 | £12,249 | £6,222 | £2,925 | £0 | £589 | £2,513 | £4,884 |
| Year 3 | £12,616 | £6,408 | £2,925 | £0 | £624 | £2,659 | £7,543 |
| Year 4 | £12,995 | £6,600 | £2,925 | £0 | £659 | £2,810 | £10,353 |
| Year 5 | £13,385 | £6,798 | £2,925 | £0 | £696 | £2,965 | £13,318 |
Disposal gain (gross)-£18,041
CGT£0
Net Disposal proceeds£64,589
What we verified
What we verified
42064 ok · 2 caution · 0 fail · 6 unknown
Legal & planning
Leaseholdleasehold
Tenure & planningleasehold
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Conversion approvability
Per-property planning assessment
Likely approvable68% likely
Confidence: low
- Article 4 direction applies — planning permission required for C3->C4 HMO
- concentration ~1.0% within 100m (1 known HMOs) — below the 10% threshold
- local council HMO approval rate 68% (66 decisions)
- NOTE: this council assesses HMO concentration by none, not a radius percentage — the radius figures below are indicative only
- NO licensed-HMO register published by this council — the count below reflects granted planning decisions only and materially understates actual HMO density
Rent by the room concentration nearby
≈1.0% within 100 m vs 10% policy
1 known HMO within 100 m
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 ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
Address-matched (ground truth)Band C
MEES 2030 compliance
C required for new tenancies
PASS
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 cohortBL2 2DP · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Manchester Metropolitan · 17.2 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 history9d on marketno cuts yet
Strategy matrix
Council lease wins — +£282/mo · £87/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 | 19.82% | +£167 | £39,530 | 33.7% | Low | Feasible |
| Housing-benefit rent | 13.96% | -£78 | £39,530 | -1.7% | Med | Feasible |
| ⭐ Council lease | 19.82% | +£282 | £39,530 | 47.4% | Low | Feasible |
| Refurb & refinance | 19.82% | +£167 | £49,582 | 26.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£349 | £89,682 | -21% | Med | Feasible |
| Rent by the room | 35.70% | +£195 | £39,530 | 51.2% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Bolton and Bury · cap £698/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bolton and Bury
- LHA monthly cap:
- £698
- 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
+£333/mo cash flow vs Rent it out if converted to Rent by the room
48.00% Return before costs on price converted vs 19.82% as-is
As-is Rent it out
Monthly profit+£297
Return before costs on price19.82%
Cash needed£26,898
If converted to Rent by the room
Monthly profit+£630
Return before costs on price48.00%
Cash needed£42,898
Δ vs Rent it out Monthly profit+£333
Show conversion detail
Conversion cost estimate
£36,000
Range: £30,600 – £41,400
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
- concentration ~1.0% within 100m (1 known HMOs) — below the 10% threshold
- local council HMO approval rate 68% (66 decisions)
1 known HMO within 100 m · ≈1.0% 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.
£19,113–£36,000full refurb + room split
⚠️ Capped at 60% of £60,000 asking (£36,000). Raw model: £56,030–£105,535. Verify with a surveyor before offering.
What's in this cost
- Kitchen£3,131–£6,263
- 1 × bathroom£2,098–£3,846
- Rewire£1,501–£2,627
- Replumb£1,126–£2,251
- Windows£3,752–£6,754
- Paint + decor£3,002–£5,628
- Flooring£4,503–£8,630
Comparables
sold within 0.5 miLoading 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
1 known HMO within 100 m · ≈1.0% 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
- GoodCastle Hill Primary SchoolPrimary · Community school · BL2 2JT
- GoodTonge Moor Primary AcademyPrimary · Academy sponsor led · BL2 2PF
- Not ratedMoorgate Primary SchoolPrimary · Community school · BL2 2RH
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£11,892
Section 24 credit£0
Annual tax due£556
Post-tax Monthly profit annual£1,913
Exit costs
Projected sale price (5y · 2%/yr growth)£66,245
Capital gain (pre-CGT)£6,245
Sale costs (~2.5%)£1,656
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£13,318
Rates as of Oct 2024
Acquisition costs
£39,530cash neededPurchase price£60,000
Deposit (25%)£15,000
Stamp duty+5% additional-property surcharge£3,000
Refurb£17,630
Legal + survey£2,000
Mortgage fees£1,900
Total cash neededdeposit + costs (loan covers the rest)£39,530
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 13th October 2026. Head over to our website to download the legal pack, register to bid and see more information.
(6 Week completion available or sooner)
A Vacant Leasehold 3 Bedroom Terrace requiring modernisation and presents an ideal opportunity for investors or first-time buyers seeking an affordable home with off-street parking and shops, schools and buses on the doorstep.
The accommodation briefly comprises an en…
Floor plans
Listing metazoopla · Under The Hammer
About this listing
9 days · ZooplaPrice history
5-year price trend
Monthly profit
+£167
Cash needed
£40K
Return after costs
5.06%
IRR
5.31%
Listed 9d ago
102 Tonge Moor Road, Bolton BL2
terraced · 3 bed · 1 bath · 710 sqft (EPC)
£60,000
est £991 · 19.82% gross
EPC C
1 / 16
100/100
Strong
Real 19.82% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
19.82% Return before costs — above-market
Price
£60K
Return before costs
19.82%
est rent £991/monot enough comparablesRange £945–£1,039/mo (Q1–Q3)
Bedrooms
3
1 bath
Energy rating
C
Energy rating
Deal flags1 issue
Auction
Guide price — assume +20-30% in the room
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: £945–£1,039/mo · n=41
Financing
DepositYour cash in — the rest is the mortgage25% · £15,000
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 (£13,223–£24,682 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £45,000 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£167
after mortgage, operating costs & tax
Rent in£991/mo gross
£953/mo collected · £38/mo lost to voids
Where it goes
£244Mortgage£503Costs£167Your profit
£167/mo left as profit · 17% of rent kept
Mortgage£244
Costs£503
Management£99
Maintenance£50
Insurance£20
CapEx reserve£50
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax£39
Profit+£167
Returns
Return before costs on price19.82%
Cash return on cash5.06%
Gross margin£450
Cash needed£39,530
Monthly profit payback19y 10m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress3.91
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Bolton and Bury · cap £698/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bolton and Bury
- LHA monthly cap:
- £698
- 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 | £11,892 | £6,040 | £2,925 | £0 | £556 | £2,371 | £2,371 |
| Year 2 | £12,249 | £6,222 | £2,925 | £0 | £589 | £2,513 | £4,884 |
| Year 3 | £12,616 | £6,408 | £2,925 | £0 | £624 | £2,659 | £7,543 |
| Year 4 | £12,995 | £6,600 | £2,925 | £0 | £659 | £2,810 | £10,353 |
| Year 5 | £13,385 | £6,798 | £2,925 | £0 | £696 | £2,965 | £13,318 |
Rent by the room upside
What we verified
5206
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeleasehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCEnergy efficiency ratingC
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
Sale typeGuide price — assume +20-30% in the roomAuction
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£585
Annual rental tax£469
CGT yr 5£0 · company level
5y net total£13,318
Acquisition costs
25% deposit£15,000
Stamp duty£3,000
Refurb£17,630
Legal + survey£2,000
Mortgage + broker£1,900
Cash needed£39,530
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 by Under The Hammer online auction on Tuesday 13th October 2026. Head over to our website to download the legal pack, register to bid and see more information.
(6 Week completion available or sooner)
A Vacant Leasehold 3 Bedroom Terrace requiring modernisation and presents an ideal opportunity for investors or first-time buyers seeking an affordable home with off-street parking and shops, schools and buses on the doorstep.
The accommodation briefly comprises an en…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice