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Year 5 disposal
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100/ 100
Strong
20.18% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Monthly profit +£243/mo from completion — the no.1 reason to invest
- 20.18% return before costs — above-market
- 9.7% 5y IRR — strong total return on capital
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Auction lot — bridging-only finance, 28-day completion
- 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
+£243/mo
Pays you every month, net of costs
Price
£50K
No local sold comps to compare
Return · IRR
9.7%/yr
Solid annualised return
Cash to get in
£31K
Deposit + fees + refurb
Return before costs on price 20.18%5-yr return on cash 57%Rent est. £841 (£799–£885)
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: £799–£885/mo · n=82
Financing
DepositYour cash in — the rest is the mortgage25% · £12,500
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 (£9,419–£17,581 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £37,500 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 sub-£200K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£243
after mortgage, operating costs & tax
Rent in£841/mo gross
£809/mo collected · £32/mo lost to voids
Where it goes
£203Mortgage£305Costs£243Your profit
£243/mo left as profit · 30% of rent kept
Mortgage£203
Costs£305
Management£84
Maintenance£50
Insurance£20
CapEx reserve£42
Voids + council tax£5
Ltd co. accounts£104
Tax£57
Profit+£243
Returns
Return before costs on price20.18%
Cash return on cash9.41%
Gross margin£503
Cash needed£31,008
Monthly profit payback10y 8m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress3.98
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 | £10,092 | £3,662 | £2,438 | £0 | £759 | £3,233 | £3,233 |
| Year 2 | £10,395 | £3,772 | £2,438 | £0 | £795 | £3,390 | £6,623 |
| Year 3 | £10,707 | £3,885 | £2,438 | £0 | £833 | £3,551 | £10,174 |
| Year 4 | £11,028 | £4,002 | £2,438 | £0 | £872 | £3,716 | £13,890 |
| Year 5 | £11,359 | £4,122 | £2,438 | £0 | £912 | £3,887 | £17,778 |
Disposal gain (gross)-£12,934
CGT£0
Net Disposal proceeds£53,824
What we verified
What we verified
33053 ok · 3 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
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 profileMixed demand
Tenant profilelikely cohortBL1 4HL · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Manchester Metropolitan · 18.8 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 · 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 history0d on marketno cuts yet
Strategy matrix
Council lease wins — +£342/mo · £98/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 | 20.18% | +£243 | £31,008 | 57.3% | Low | Feasible |
| Housing-benefit rent | 13.75% | +£36 | £31,008 | 16.7% | Med | Feasible |
| ⭐ Council lease | 20.18% | +£342 | £31,008 | 72.1% | Low | Feasible |
| Refurb & refinance | 20.18% | +£243 | £38,531 | 46.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£174 | £71,781 | -16% | 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
+£432/mo cash flow vs Rent it out if converted to Rent by the room
57.60% Return before costs on price converted vs 20.18% as-is
As-is Rent it out
Monthly profit+£230
Return before costs on price20.18%
Cash needed£24,398
If converted to Rent by the room
Monthly profit+£662
Return before costs on price57.60%
Cash needed£40,398
Δ vs Rent it out Monthly profit+£432
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
£30,000
Range: £25,500 – £34,500
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.
£15,903–£30,000full refurb + room split
⚠️ Capped at 60% of £50,000 asking (£30,000). Raw model: £48,630–£91,735. Verify with a surveyor before offering.
What's in this cost
- Kitchen£3,002–£6,004
- 1 × bathroom£2,011–£3,687
- Rewire£1,177–£2,060
- Replumb£883–£1,766
- Windows£2,943–£5,298
- Paint + decor£2,355–£4,415
- Flooring£3,532–£6,769
Comparables
sold within 0.5 miLoading 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
- GoodDevonshire Road Primary SchoolPrimary · Community school · BL1 4ND
- Not ratedBolton School Boys' DivisionNot applicable · Other independent school · BL1 4PA
- Not ratedBolton School Girls' DivisionNot applicable · Other independent school · BL1 4PB
- Not ratedBolton School Infant & Nursery SchoolNot applicable · Other independent school · BL1 4PA
- Not ratedPark School Teaching ServiceNot applicable · Academy alternative provision converter · BL1 4QR
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£10,092
Section 24 credit£0
Annual tax due£759
Post-tax Monthly profit annual£2,845
Exit costs
Projected sale price (5y · 2%/yr growth)£55,204
Capital gain (pre-CGT)£5,204
Sale costs (~2.5%)£1,380
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£17,778
Rates as of Oct 2024
Acquisition costs
£31,008cash neededPurchase price£50,000
Deposit (25%)£12,500
Stamp duty+5% additional-property surcharge£2,500
Refurb£12,558
Legal + survey£1,700
Mortgage fees£1,750
Total cash neededdeposit + costs (loan covers the rest)£31,008
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Lot 70A for sale by online auction on 21st October 2026
Freehold End of Terrace House Vacant Possession
Situated at the junction with Victory Street, close to the amenities available in Bolton Town Centre and travelling facilities including Bolton Train Station. Queen's Park is also nearby.
An End of Terrace House requiring modernisation with accommodation arranged on Two Floors comprising:
First Floor Bedroom (One) Bedroom (Two) Bathroom (without fittings)
Ground Floor…
Floor plans
Nearby active comparables5 deals
Comparable rentals
BL1 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metazoopla · McHugh & Co
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
+£243
Cash needed
£31K
Return after costs
9.41%
IRR
9.71%
55 Bashall Street, Bolton BL1
terraced · 2 bed
£50,000
est £841 · 20.18% gross
Chain freeEPC D
1 / 18
100/100
Strong
20.18% — verify the rent + comps locally.
Monthly profit +£243/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
20.18% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Chain free
Price
£50K
Return before costs
20.18%
est rent £841/monot enough comparablesRange £799–£885/mo (Q1–Q3)
Bedrooms
2
— bath
Energy rating
D
Energy rating
Deal flags2 issues
Auction
Guide price — assume +20-30% in the room
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: £799–£885/mo · n=82
Financing
DepositYour cash in — the rest is the mortgage25% · £12,500
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 (£9,419–£17,581 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £37,500 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 sub-£200K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£243
after mortgage, operating costs & tax
Rent in£841/mo gross
£809/mo collected · £32/mo lost to voids
Where it goes
£203Mortgage£305Costs£243Your profit
£243/mo left as profit · 30% of rent kept
Mortgage£203
Costs£305
Management£84
Maintenance£50
Insurance£20
CapEx reserve£42
Voids + council tax£5
Ltd co. accounts£104
Tax£57
Profit+£243
Returns
Return before costs on price20.18%
Cash return on cash9.41%
Gross margin£503
Cash needed£31,008
Monthly profit payback10y 8m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress3.98
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 | £10,092 | £3,662 | £2,438 | £0 | £759 | £3,233 | £3,233 |
| Year 2 | £10,395 | £3,772 | £2,438 | £0 | £795 | £3,390 | £6,623 |
| Year 3 | £10,707 | £3,885 | £2,438 | £0 | £833 | £3,551 | £10,174 |
| Year 4 | £11,028 | £4,002 | £2,438 | £0 | £872 | £3,716 | £13,890 |
| Year 5 | £11,359 | £4,122 | £2,438 | £0 | £912 | £3,887 | £17,778 |
Rent by the room upside
What we verified
2506
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
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
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
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£488
Annual rental tax£685
CGT yr 5£0 · company level
5y net total£17,778
Acquisition costs
25% deposit£12,500
Stamp duty£2,500
Refurb£12,558
Legal + survey£1,700
Mortgage + broker£1,750
Cash needed£31,008
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
Lot 70A for sale by online auction on 21st October 2026
Freehold End of Terrace House Vacant Possession
Situated at the junction with Victory Street, close to the amenities available in Bolton Town Centre and travelling facilities including Bolton Train Station. Queen's Park is also nearby.
An End of Terrace House requiring modernisation with accommodation arranged on Two Floors comprising:
First Floor Bedroom (One) Bedroom (Two) Bathroom (without fittings)
Ground Floor…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice