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Year 5 disposal
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Weak
5.31% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Long lease (115 yrs) — no short-lease drag
- EPC B — MEES compliant
Why to be cautious
- Monthly profit −£553/mo — heavily negative — needs monthly capital injection
- -7.2% 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
−£553/mo
You top up £553/mo
Price vs market
Above comparable sales
+67% vs 12 sold
Return · IRR
-7.2%/yr
Loses money over 5 years
Cash to get in
£93K
Deposit + fees + refurb
Price £240KReturn before costs on price 5.31%5-yr return on cash -31%Rent est. £1,062 (£845–£1,335)
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: £845–£1,335/mo · n=81
Financing
DepositYour cash in — the rest is the mortgage25% · £59,988
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 (£9,419–£17,581 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £179,962.5 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
-£553
after mortgage, operating costs & tax
Rent in£1,062/mo gross
£1,021/mo collected · £41/mo lost to voids
Where it goes
£975Mortgage£600Costs
Outgoings exceed rent — you top up £553/mo
Mortgage£975
Costs£600
Management£106
Maintenance£67
Insurance£28
CapEx reserve£53
Voids + council tax£8
Service charge + ground rent£233
Ltd co. accounts£104
Tax—
Shortfall−£553
Returns
Return before costs on price5.31%
Cash return on cash-7.11%
Gross margin£421
Cash needed£93,442
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.05
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 | £12,744 | £7,198 | £11,698 | £0 | £0 | -£6,151 | -£6,151 |
| Year 2 | £13,126 | £7,414 | £11,698 | £0 | £0 | -£5,985 | -£12,136 |
| Year 3 | £13,520 | £7,636 | £11,698 | £0 | £0 | -£5,813 | -£17,949 |
| Year 4 | £13,926 | £7,865 | £11,698 | £0 | £0 | -£5,637 | -£23,586 |
| Year 5 | £14,343 | £8,101 | £11,698 | £0 | £0 | -£5,455 | -£29,041 |
Disposal gain (gross)-£10,504
CGT£0
Net Disposal proceeds£258,301
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
Leasehold115 yr
Tenure & planning115 yr
Legal & planning
2 checks- TenureLeasehold
- 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 cohortBL1 5GJ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Manchester Metropolitan · 19.2 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 history0d on marketno cuts yet
Strategy matrix
Council lease wins — -£398/mo · £155/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 | 5.31% | -£553 | £93,442 | -31.1% | Low | Feasible |
| Housing-benefit rent | 2.87% | -£992 | £93,442 | -60.8% | Med | Feasible |
| ⭐ Council lease | 5.31% | -£398 | £93,442 | -23.3% | Low | Feasible |
| Refurb & refinance | 5.31% | -£553 | £110,462 | -26.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£432 | £273,828 | 4% | 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
+£339/mo cash flow vs Rent it out if converted to Rent by the room
12.00% Return before costs on price converted vs 5.31% as-is
As-is Rent it out
Monthly profit-£278
Return before costs on price5.31%
Cash needed£71,886
If converted to Rent by the room
Monthly profit+£61
Return before costs on price12.00%
Cash needed£87,886
Δ vs Rent it out Monthly profit+£339
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
£44,000
Range: £37,400 – £52,800
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.
£54,780–£103,010full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 2 × bathroom£12,300–£22,550
- Rewire£3,600–£6,300
- Replumb£2,700–£5,400
- Windows£9,000–£16,200
- Paint + decor£7,200–£13,500
- Flooring£10,800–£20,700
Comparables
sold within 0.5 miWide · CV 42.9%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 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 & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodChurch Road Primary SchoolPrimary · Community school · BL1 5RU
- Not ratedClevelands Prep SchoolNot applicable · Other independent school · BL1 5DH
- Not ratedJohnson Fold Community Primary SchoolPrimary · Academy converter · BL1 5UG
- Not ratedMarkland Hill Primary SchoolPrimary · Community school · BL1 5EJ
- Not ratedSt Thomas of Canterbury RC SchoolPrimary · Voluntary aided school · BL1 5LH
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£12,744
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£6,641
Exit costs
Projected sale price (5y · 2%/yr growth)£264,924
Capital gain (pre-CGT)£24,974
Sale costs (~2.5%)£6,623
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-£29,041
Rates as of Oct 2024
Acquisition costs
£93,442cash neededPurchase price£239,950
Deposit (25%)£59,988
Stamp duty+5% additional-property surcharge£14,297
Refurb£12,558
Legal + survey£2,000
Mortgage fees£4,599
Total cash neededdeposit + costs (loan covers the rest)£93,442
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Offered for sale with no onward chain, this superb first-floor apartment forms part of an exclusive Jones Homes development on the former Clevelands School site. Beautifully presented throughout, the property offers spacious, modern accommodation ideal for first-time buyers, professionals, downsizers and investors.
Located in the highly sought-after area of Heaton, the apartment is within easy reach of popular cafés, restaurants, bars, shops and leisure facilities along Chor…
Floor plans
Listing metazoopla · Cardwells Sales, Lettings & Management
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£553
Cash needed
£93K
Return after costs
-7.11%
IRR
-7.19%
Clevelands Drive, Heaton BL1
flat · 2 bed · 2 bath
£239,950
est £1,062 · 5.31% gross
Leasehold 115yrEPC BConservation area
1 / 22
0/100
Marginal
5.31% — verify the rent + comps locally.
5.31% Return before costs — around the area average for this property type.
Monthly profit −£553/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating B — Min. energy standard 2030 compliant.
Price
£240K
67% above sold comps
Return before costs
5.31%
est rent £1,062/monot enough comparablesRange £845–£1,335/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: £845–£1,335/mo · n=81
Financing
DepositYour cash in — the rest is the mortgage25% · £59,988
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 (£9,419–£17,581 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £179,962.5 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
-£553
after mortgage, operating costs & tax
Rent in£1,062/mo gross
£1,021/mo collected · £41/mo lost to voids
Where it goes
£975Mortgage£600Costs
Outgoings exceed rent — you top up £553/mo
Mortgage£975
Costs£600
Management£106
Maintenance£67
Insurance£28
CapEx reserve£53
Voids + council tax£8
Service charge + ground rent£233
Ltd co. accounts£104
Tax—
Shortfall−£553
Returns
Return before costs on price5.31%
Cash return on cash-7.11%
Gross margin£421
Cash needed£93,442
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.05
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 | £12,744 | £7,198 | £11,698 | £0 | £0 | -£6,151 | -£6,151 |
| Year 2 | £13,126 | £7,414 | £11,698 | £0 | £0 | -£5,985 | -£12,136 |
| Year 3 | £13,520 | £7,636 | £11,698 | £0 | £0 | -£5,813 | -£17,949 |
| Year 4 | £13,926 | £7,865 | £11,698 | £0 | £0 | -£5,637 | -£23,586 |
| Year 5 | £14,343 | £8,101 | £11,698 | £0 | £0 | -£5,455 | -£29,041 |
Rent by the room upside
What we verified
6305
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining115 yr
HeritageListed building / conservation areaCA
Building condition▾
EPCEnergy efficiency ratingB
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Service chargeReduces net yield£2,560/yr
Ground rentDoubling clauses kill mortgageability£234/yr
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 42.9%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,340
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£29,041
Acquisition costs
25% deposit£59,988
Stamp duty£14,297
Refurb£12,558
Legal + survey£2,000
Mortgage + broker£4,599
Cash needed£93,442
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
Offered for sale with no onward chain, this superb first-floor apartment forms part of an exclusive Jones Homes development on the former Clevelands School site. Beautifully presented throughout, the property offers spacious, modern accommodation ideal for first-time buyers, professionals, downsizers and investors.
Located in the highly sought-after area of Heaton, the apartment is within easy reach of popular cafés, restaurants, bars, shops and leisure facilities along Chor…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice