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Year 5 disposal
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0/ 100
Weak
5.19% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£522/mo — heavily negative — needs monthly capital injection
- -5.5% 5y IRR — capital outlay disproportionate to returns
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£522/mo
You top up £522/mo
Price
£300K
No local sold comps to compare
Return · IRR
-5.5%/yr
Loses money over 5 years
Cash to get in
£119K
Deposit + fees + refurb
Return before costs on price 5.19%5-yr return on cash -22%Rent est. £1,298 (£1,253–£1,345)
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: £1,253–£1,345/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £75,000
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 (£11,796–£22,019 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £225,000 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£522
after mortgage, operating costs & tax
Rent in£1,298/mo gross
£1,248/mo collected · £50/mo lost to voids
Where it goes
£1,219Mortgage£551Costs
Outgoings exceed rent — you top up £522/mo
Mortgage£1,219
Costs£551
Management£130
Maintenance£67
Insurance£28
CapEx reserve£65
Voids + council tax£6
Service charge + ground rent£152
Ltd co. accounts£104
Tax—
Shortfall−£522
Returns
Return before costs on price5.19%
Cash return on cash-5.28%
Gross margin£697
Cash needed£118,753
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.02
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 | £15,576 | £6,617 | £14,625 | £0 | £0 | -£5,666 | -£5,666 |
| Year 2 | £16,043 | £6,816 | £14,625 | £0 | £0 | -£5,398 | -£11,064 |
| Year 3 | £16,525 | £7,020 | £14,625 | £0 | £0 | -£5,121 | -£16,185 |
| Year 4 | £17,020 | £7,231 | £14,625 | £0 | £0 | -£4,836 | -£21,021 |
| Year 5 | £17,531 | £7,448 | £14,625 | £0 | £0 | -£4,542 | -£25,563 |
Disposal gain (gross)-£15,309
CGT£0
Net Disposal proceeds£322,944
What we verified
What we verified
33063 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
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 ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
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 cohortWN4 0RH · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Liverpool · 22 km
Reason
4-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
4-bed · 2-bath · 1033 sqft
£29k–£57k
£ per sqft
building cost only
£28–£55
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£7,231–£13,429
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£11,363–£21,693
Guide rates · UK May 2026
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 history0d on marketno cuts yet
Strategy matrix
Council lease wins — -£467/mo · £56/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 | 5.19% | -£522 | £118,753 | -21.5% | Low | Feasible |
| Housing-benefit rent | 3.19% | -£980 | £118,753 | -45.5% | Med | Feasible |
| ⭐ Council lease | 5.19% | -£467 | £118,753 | -21.2% | Low | Feasible |
| Refurb & refinance | 5.19% | -£522 | £140,044 | -18.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£351 | £344,544 | 4% | Med | Feasible |
| Rent by the room | 8.58% | -£649 | £118,753 | -22.0% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA St Helens · cap £798/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- St Helens
- LHA monthly cap:
- £798
- Scheme type:
- none
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- 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
+£162/mo cash flow vs Rent it out if converted to Rent by the room
9.60% Return before costs on price converted vs 5.19% as-is
As-is Rent it out
Monthly profit-£321
Return before costs on price5.19%
Cash needed£86,898
If converted to Rent by the room
Monthly profit-£159
Return before costs on price9.60%
Cash needed£102,898
Δ vs Rent it out Monthly profit+£162
Show conversion detail
Conversion cost estimate
£28,600
Range: £22,000 – £37,400
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£59,701–£112,187full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 2 × bathroom£12,300–£22,550
- Rewire£4,132–£7,231
- Replumb£3,099–£6,198
- Windows£10,330–£18,594
- Paint + decor£8,264–£15,495
- Flooring£12,396–£23,759
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
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodBryn St Peter's CofE Primary SchoolPrimary · Voluntary controlled school · WN4 0DL
- Requires improvementRectory CofE Primary SchoolPrimary · Voluntary aided school · WN4 0QF
- Not ratedLandgate School, BrynNot applicable · Community special school · WN4 0EP
- Not ratedLearn 4 Life SchoolNot applicable · Other independent special school · WN4 0QD
- Not ratedMartha H SchoolNot applicable · Other independent special school · WN4 0LZ
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£15,576
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£6,265
Exit costs
Projected sale price (5y · 2%/yr growth)£331,224
Capital gain (pre-CGT)£31,224
Sale costs (~2.5%)£8,281
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-£25,563
Rates as of Oct 2024
Acquisition costs
£118,753cash neededPurchase price£300,000
Deposit (25%)£75,000
Stamp duty+5% additional-property surcharge£20,000
Refurb£15,728
Legal + survey£2,525
Mortgage fees£5,500
Total cash neededdeposit + costs (loan covers the rest)£118,753
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Tenure: Leasehold
Introducing this four bedroom semi-detached house, offering well-presented and versatile family accommodation throughout. The property benefits from a driveway and garage, along with a low maintenance rear garden, providing a practical outdoor space.
Upon entering, you are welcomed by a good-sized lounge, providing a comfortable main reception space. The modern kitchen diner offers a contemporary and sociable area for family meals and everyday living, whil…
Floor plans
Listing metazoopla · Ashtons Estate Agency - Ashton-In-Makerfield
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£522
Cash needed
£119K
Return after costs
-5.28%
IRR
-5.54%
Elgin Avenue, Ashton-In-Makerfield WN4
semi_detached · 4 bed · 2 bath · 1,033 sqft
£300,000
est £1,298 · 5.19% gross
EPC D
1 / 29
0/100
Marginal
5.19% — verify the rent + comps locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£300K
Return before costs
5.19%
est rent £1,298/monot enough comparablesRange £1,253–£1,345/mo (Q1–Q3)
Bedrooms
4
2 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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: £1,253–£1,345/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £75,000
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 (£11,796–£22,019 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £225,000 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£522
after mortgage, operating costs & tax
Rent in£1,298/mo gross
£1,248/mo collected · £50/mo lost to voids
Where it goes
£1,219Mortgage£551Costs
Outgoings exceed rent — you top up £522/mo
Mortgage£1,219
Costs£551
Management£130
Maintenance£67
Insurance£28
CapEx reserve£65
Voids + council tax£6
Service charge + ground rent£152
Ltd co. accounts£104
Tax—
Shortfall−£522
Returns
Return before costs on price5.19%
Cash return on cash-5.28%
Gross margin£697
Cash needed£118,753
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.02
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA St Helens · cap £798/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- St Helens
- LHA monthly cap:
- £798
- Scheme type:
- none
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- 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 | £15,576 | £6,617 | £14,625 | £0 | £0 | -£5,666 | -£5,666 |
| Year 2 | £16,043 | £6,816 | £14,625 | £0 | £0 | -£5,398 | -£11,064 |
| Year 3 | £16,525 | £7,020 | £14,625 | £0 | £0 | -£5,121 | -£16,185 |
| Year 4 | £17,020 | £7,231 | £14,625 | £0 | £0 | -£4,836 | -£21,021 |
| Year 5 | £17,531 | £7,448 | £14,625 | £0 | £0 | -£4,542 | -£25,563 |
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▾
EPC~£3,000–£7,000 to upgrade to CD
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Ground rentDoubling clauses kill mortgageability£20/yr
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
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,925
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£25,563
Acquisition costs
25% deposit£75,000
Stamp duty£20,000
Refurb£15,728
Legal + survey£2,525
Mortgage + broker£5,500
Cash needed£118,753
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
Introducing this four bedroom semi-detached house, offering well-presented and versatile family accommodation throughout. The property benefits from a driveway and garage, along with a low maintenance rear garden, providing a practical outdoor space.
Upon entering, you are welcomed by a good-sized lounge, providing a comfortable main reception space. The modern kitchen diner offers a contemporary and sociable area for family meals and everyday living, whil…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice