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Year 5 disposal
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0/ 100
Weak
4.55% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- EPC B — MEES compliant
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£589/mo — heavily negative — needs monthly capital injection
- -8.9% 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
−£589/mo
You top up £589/mo
Price
£210K
Around comparable sold prices
Return · IRR
-8.9%/yr
Loses money over 5 years
Cash to get in
£82K
Deposit + fees + refurb
Return before costs on price 4.55%5-yr return on cash -40%Rent est. £797 (£706–£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).
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: £706–£900/mo · n=26
Financing
DepositYour cash in — the rest is the mortgage25% · £52,500
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £157,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£589
after mortgage, operating costs & tax
Rent in£797/mo gross
£766/mo collected · £31/mo lost to voids
Where it goes
£853Mortgage£502Costs
Outgoings exceed rent — you top up £589/mo
Mortgage£853
Costs£502
Management£80
Maintenance£67
Insurance£28
CapEx reserve£40
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£589
Returns
Return before costs on price4.55%
Cash return on cash-8.66%
Gross margin£264
Cash needed£81,614
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.90
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 | £9,564 | £6,024 | £10,238 | £0 | £0 | -£6,698 | -£6,698 |
| Year 2 | £9,851 | £6,205 | £10,238 | £0 | £0 | -£6,591 | -£13,289 |
| Year 3 | £10,146 | £6,391 | £10,238 | £0 | £0 | -£6,482 | -£19,771 |
| Year 4 | £10,451 | £6,583 | £10,238 | £0 | £0 | -£6,369 | -£26,140 |
| Year 5 | £10,764 | £6,780 | £10,238 | £0 | £0 | -£6,253 | -£32,394 |
Disposal gain (gross)-£8,903
CGT£0
Net Disposal proceeds£226,061
What we verified
What we verified
33053 ok · 3 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingB
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand B
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
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 cohortBB6 8HT · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Lancaster University · 29.8 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 · 2-bath · 810 sqft
£25k–£49k
£ per sqft
building cost only
£31–£61
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£5,670–£10,530
- 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 history2d on marketno cuts yet
Strategy matrix
Rent it out wins — -£589/mo · level with Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| ⭐ Rent it out | 4.55% | -£589 | £81,614 | -39.7% | Low | Feasible |
| Housing-benefit rent | 2.71% | -£887 | £81,614 | -62.5% | Med | Feasible |
| Council lease | 2.71% | -£824 | £81,614 | -60.5% | Low | Feasible |
| Refurb & refinance | 4.55% | -£589 | £96,420 | -33.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£374 | £239,270 | 4% | 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:
- other
- Premium:
- +0% premium over LHA cap
- 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
+£532/mo cash flow vs Rent it out if converted to Rent by the room
13.71% Return before costs on price converted vs 4.55% as-is
As-is Rent it out
Monthly profit-£376
Return before costs on price4.55%
Cash needed£64,398
If converted to Rent by the room
Monthly profit+£156
Return before costs on price13.71%
Cash needed£80,398
Δ vs Rent it out Monthly profit+£532
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
£40,000
Range: £34,000 – £48,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£48,390–£90,830full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£3,240–£5,670
- Replumb£2,430–£4,860
- Windows£8,100–£14,580
- Paint + decor£5,670–£10,530
- Flooring£8,910–£17,010
Comparables
sold within 0.5 miWide · CV 30.2%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- GoodSt Mary's Roman Catholic Primary School, LanghoPrimary · Voluntary aided school · BB6 8EQ
- Not ratedLangho and Billington St Leonards Church of England Primary SchoolPrimary · Voluntary aided school · BB6 8AB
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£9,564
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£7,065
Exit costs
Projected sale price (5y · 2%/yr growth)£231,857
Capital gain (pre-CGT)£21,857
Sale costs (~2.5%)£5,796
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-£32,394
Rates as of Oct 2024
Acquisition costs
£81,614cash neededPurchase price£210,000
Deposit (25%)£52,500
Stamp duty+5% additional-property surcharge£12,200
Refurb£10,764
Legal + survey£2,000
Mortgage fees£4,150
Total cash neededdeposit + costs (loan covers the rest)£81,614
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Tenure: Leasehold
A stunning two bedroom first floor apartment offering style, space and security.
Step into a welcoming hallway that opens seamlessly into an impressive open plan living space, where a generous living room is flooded with natural light from a Juliet balcony, creating the perfect setting for relaxation or entertaining. The contemporary kitchen is elegantly finished with neutral tones, ample cabinetry and high-quality integrated appliances including a hob, ov…
Floor plans
Listing metazoopla · Stones Young Estate and Letting Agents, Blackburn
About this listing
2 days · ZooplaPrice history
5-year price trend
Monthly profit
−£589
Cash needed
£82K
Return after costs
-8.66%
IRR
-8.89%
Listed 2d ago
Dickens Court, Old Langho BB6
flat · 2 bed · 2 bath
£210,000
est £797 · 4.55% gross
EPC B
1 / 19
0/100
Marginal
4.55% — verify the rent + comps locally.
4.55% Return before costs — around the area average for this property type.
Monthly profit −£589/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating B — Min. energy standard 2030 compliant.
Price
£210K
at sold-comp median
Return before costs
4.55%
est rent £797/monot enough comparablesRange £706–£900/mo (Q1–Q3)
Bedrooms
2
2 bath
Energy rating
B
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: £706–£900/mo · n=26
Financing
DepositYour cash in — the rest is the mortgage25% · £52,500
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £157,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£589
after mortgage, operating costs & tax
Rent in£797/mo gross
£766/mo collected · £31/mo lost to voids
Where it goes
£853Mortgage£502Costs
Outgoings exceed rent — you top up £589/mo
Mortgage£853
Costs£502
Management£80
Maintenance£67
Insurance£28
CapEx reserve£40
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£589
Returns
Return before costs on price4.55%
Cash return on cash-8.66%
Gross margin£264
Cash needed£81,614
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.90
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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:
- other
- Premium:
- +0% premium over LHA cap
- 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 | £9,564 | £6,024 | £10,238 | £0 | £0 | -£6,698 | -£6,698 |
| Year 2 | £9,851 | £6,205 | £10,238 | £0 | £0 | -£6,591 | -£13,289 |
| Year 3 | £10,146 | £6,391 | £10,238 | £0 | £0 | -£6,482 | -£19,771 |
| Year 4 | £10,451 | £6,583 | £10,238 | £0 | £0 | -£6,369 | -£26,140 |
| Year 5 | £10,764 | £6,780 | £10,238 | £0 | £0 | -£6,253 | -£32,394 |
Rent by the room upside
What we verified
3306
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▾
EPCEnergy efficiency ratingB
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 30.2%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,048
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£32,394
Acquisition costs
25% deposit£52,500
Stamp duty£12,200
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£4,150
Cash needed£81,614
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
A stunning two bedroom first floor apartment offering style, space and security.
Step into a welcoming hallway that opens seamlessly into an impressive open plan living space, where a generous living room is flooded with natural light from a Juliet balcony, creating the perfect setting for relaxation or entertaining. The contemporary kitchen is elegantly finished with neutral tones, ample cabinetry and high-quality integrated appliances including a hob, ov…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice