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Year 5 disposal
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39/ 100
Weak
7.86% return before costs — verify the rent + comps locally.
Why it works
- 7.86% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (869 yrs) — no short-lease drag
- EPC C — MEES compliant
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£179/mo — mildly negative — equity build may cover
- -4.5% 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
−£179/mo
You top up £179/mo
Price
£140K
Around comparable sold prices
Return · IRR
-4.5%/yr
Loses money over 5 years
Cash to get in
£49K
Deposit + fees + refurb
Return before costs on price 7.86%5-yr return on cash -14%Rent est. £917 (£842–£999)
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: £842–£999/mo · n=62
Financing
DepositYour cash in — the rest is the mortgage25% · £35,000
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 (£1,181–£2,205 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £105,000 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
-£179
after mortgage, operating costs & tax
Rent in£917/mo gross
£882/mo collected · £35/mo lost to voids
Where it goes
£569Mortgage£492Costs
Outgoings exceed rent — you top up £179/mo
Mortgage£569
Costs£492
Management£92
Maintenance£50
Insurance£20
CapEx reserve£46
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£179
Returns
Return before costs on price7.86%
Cash return on cash-4.39%
Gross margin£389
Cash needed£48,975
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.55
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 | £11,004 | £5,907 | £6,825 | £0 | £0 | -£1,728 | -£1,728 |
| Year 2 | £11,334 | £6,084 | £6,825 | £0 | £0 | -£1,575 | -£3,303 |
| Year 3 | £11,674 | £6,267 | £6,825 | £0 | £0 | -£1,418 | -£4,721 |
| Year 4 | £12,024 | £6,455 | £6,825 | £0 | £0 | -£1,255 | -£5,976 |
| Year 5 | £12,385 | £6,648 | £6,825 | £0 | £0 | -£1,088 | -£7,065 |
Disposal gain (gross)-£168
CGT£0
Net Disposal proceeds£150,707
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
Leasehold869 yr
Tenure & planning869 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand 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 profileMixed demand
Tenant profilelikely cohortBL4 7RH · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Manchester Metropolitan · 13.4 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 · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- 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 history1d on marketno cuts yet
Strategy matrix
Council lease wins — -£47/mo · £133/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 | 7.86% | -£179 | £48,975 | -14.4% | Low | Feasible |
| Housing-benefit rent | 4.91% | -£497 | £48,975 | -54.7% | Med | Feasible |
| ⭐ Council lease | 7.86% | -£47 | £48,975 | -1.9% | Low | Feasible |
| Refurb & refinance | 7.86% | -£179 | £56,605 | -12.5% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£349 | £151,505 | 8% | 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
- 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 impact
Local lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
+£383/mo cash flow vs Rent it out if converted to Rent by the room
20.57% Return before costs on price converted vs 7.86% as-is
As-is Rent it out
Monthly profit-£6
Return before costs on price7.86%
Cash needed£46,898
If converted to Rent by the room
Monthly profit+£377
Return before costs on price20.57%
Cash needed£62,898
Δ vs Rent it out Monthly profit+£383
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
£48,400
Range: £41,800 – £57,200
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.
£44,530–£84,000full refurb + room split
⚠️ Capped at 60% of £140,000 asking (£84,000). Raw model: £48,630–£91,735. Verify with a surveyor before offering.
What's in this cost
- Kitchen£8,406–£16,812
- 1 × bathroom£5,631–£10,324
- Rewire£3,296–£5,769
- Replumb£2,472–£4,945
- Windows£8,241–£14,834
- Paint + decor£6,593–£12,362
- Flooring£9,889–£18,955
Comparables
sold within 0.5 miWide · CV 43.1%Med confidence
Loading 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
≈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 & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- GoodQueensbridge Primary SchoolPrimary · Community school · BL4 7BL
- Not ratedAll Saints CofE Primary SchoolPrimary · Voluntary aided school · BL4 7PY
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£11,004
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,151
Exit costs
Projected sale price (5y · 2%/yr growth)£154,571
Capital gain (pre-CGT)£14,571
Sale costs (~2.5%)£3,864
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-£7,065
Rates as of Oct 2024
Acquisition costs
£48,975cash neededPurchase price£140,000
Deposit (25%)£35,000
Stamp duty+5% additional-property surcharge£7,300
Refurb£1,575
Legal + survey£2,000
Mortgage fees£3,100
Total cash neededdeposit + costs (loan covers the rest)£48,975
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Description
Eric Clarke are delighted to introduce to the market this immaculate two-bedroom terraced property, situated on Charles Street.
The accommodation briefly comprises an entrance vestibule, a welcoming lounge with open-plan staircase, and a spacious dining kitchen fitted with a range of high-gloss wall and base units, along with integrated appliances.
To the first floor are two generously sized double bedrooms, with the second bedroom benefiting from built-in stor…
Floor plans
Nearby active comparables7 rentals · 5 deals
Comparable rentals
BL4 · same beds + typeMedian nearby: £950/mo · 7 of 7 already let+£33 vs our est
- King Street, Farnworth BL4Let2b£1,270/moMay 2026
- Darley Avenue, Bolton BL4Let2b£1,050/moMay 2026
- Darley Avenue, Farnworth, Bolton, BL4Let2b£1,050/moMay 2026
- Cemetery Road, Bolton, BL4Let2b£950/moMay 2026
- Cemetery Road, Bolton, BL4Let2b£950/moMay 2026
- Cemetery Road, Bolton BL4Let2b£950/moMay 2026
- Plodder Lane, Farnworth, Bolton BL4Let2b£850/moMay 2026
Listing metazoopla · Eric Clarke
About this listing
1 days · ZooplaPrice history
5-year price trend
Monthly profit
−£179
Cash needed
£49K
Return after costs
-4.39%
IRR
-4.47%
Listed 1d ago
Charles Street, Farnworth, Bolton BL4
terraced · 2 bed · 1 bath
£140,000
est £917 · 7.86% gross
Leasehold 869yrEPC C
1 / 16
39/100
Marginal
7.86% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.86% Return before costs — above-market
Price
£140K
3% above sold comps
Return before costs
7.86%
est rent £917/monot enough comparablesRange £842–£999/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
C
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: £842–£999/mo · n=62
Financing
DepositYour cash in — the rest is the mortgage25% · £35,000
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 (£1,181–£2,205 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £105,000 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
-£179
after mortgage, operating costs & tax
Rent in£917/mo gross
£882/mo collected · £35/mo lost to voids
Where it goes
£569Mortgage£492Costs
Outgoings exceed rent — you top up £179/mo
Mortgage£569
Costs£492
Management£92
Maintenance£50
Insurance£20
CapEx reserve£46
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£179
Returns
Return before costs on price7.86%
Cash return on cash-4.39%
Gross margin£389
Cash needed£48,975
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.55
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Bolton and Bury · cap £573/mo
Housing-benefit rent scheme detail
- 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 | £11,004 | £5,907 | £6,825 | £0 | £0 | -£1,728 | -£1,728 |
| Year 2 | £11,334 | £6,084 | £6,825 | £0 | £0 | -£1,575 | -£3,303 |
| Year 3 | £11,674 | £6,267 | £6,825 | £0 | £0 | -£1,418 | -£4,721 |
| Year 4 | £12,024 | £6,455 | £6,825 | £0 | £0 | -£1,255 | -£5,976 |
| Year 5 | £12,385 | £6,648 | £6,825 | £0 | £0 | -£1,088 | -£7,065 |
Rent by the room upside
What we verified
4206
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining869 yr
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 let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miWide · CV 43.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,365
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£7,065
Acquisition costs
25% deposit£35,000
Stamp duty£7,300
Refurb£1,575
Legal + survey£2,000
Mortgage + broker£3,100
Cash needed£48,975
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
Description
Eric Clarke are delighted to introduce to the market this immaculate two-bedroom terraced property, situated on Charles Street.
The accommodation briefly comprises an entrance vestibule, a welcoming lounge with open-plan staircase, and a spacious dining kitchen fitted with a range of high-gloss wall and base units, along with integrated appliances.
To the first floor are two generously sized double bedrooms, with the second bedroom benefiting from built-in stor…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice