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Year 5 disposal
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0/ 100
Weak
No rent data on file — verify locally before offering.
Why it works
- EPC B — MEES compliant
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£637/mo — heavily negative — needs monthly capital injection
- 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
−£637/mo
You top up £637/mo
Price
£65K
No local sold comps to compare
Return · IRR
—
Not modelled
Cash to get in
£34K
Deposit + fees + refurb
5-yr return on cash -116%
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £16,250
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 £48,750 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£637
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£264Mortgage£373Costs
Outgoings exceed rent — you top up £637/mo
Mortgage£264
Costs£373
Maintenance£67
Insurance£20
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£637
Returns
Return before costs on price0.00%
Cash return on cash-22.32%
Gross margin-£373
Cash needed£34,239
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
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 | £0 | £4,474 | £3,169 | £0 | £0 | -£7,642 | -£7,642 |
| Year 2 | £0 | £4,608 | £3,169 | £0 | £0 | -£7,776 | -£15,419 |
| Year 3 | £0 | £4,746 | £3,169 | £0 | £0 | -£7,915 | -£23,333 |
| Year 4 | £0 | £4,888 | £3,169 | £0 | £0 | -£8,057 | -£31,390 |
| Year 5 | £0 | £5,035 | £3,169 | £0 | £0 | -£8,204 | -£39,594 |
Disposal gain (gross)-£11,043
CGT£0
Net Disposal proceeds£69,971
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
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 cohortBB2 7AL · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Lancaster University · 32.9 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 history1907d on marketno cuts yet
Strategy matrix
Council lease wins — +£3,079/mo · £3,366/mo ahead of Housing-benefit rent
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 0.00% | -£637 | £34,239 | -115.6% | Low | Feasible |
| Housing-benefit rent | 8.75% | -£287 | £34,239 | -43.7% | Med | Feasible |
| ⭐ Council lease | 96.26% | +£3,079 | £34,239 | 574.9% | Low | Feasible |
| Refurb & refinance | 0.00% | -£637 | £41,795 | -94.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £85,320 | -10% | 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:
- 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
+£1,071/mo cash flow vs Rent it out if converted to Rent by the room
44.31% Return before costs on price converted vs 0.00% as-is
As-is Rent it out
Monthly profit-£457
Return before costs on price0.00%
Cash needed£28,148
If converted to Rent by the room
Monthly profit+£615
Return before costs on price44.31%
Cash needed£44,148
Δ vs Rent it out Monthly profit+£1,071
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
£39,000
Range: £33,150 – £44,850
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£20,713–£39,000full refurb + room split
⚠️ Capped at 60% of £65,000 asking (£39,000). Raw model: £42,690–£80,380. Verify with a surveyor before offering.
What's in this cost
- Kitchen£4,192–£8,384
- 1 × bathroom£2,766–£5,070
- Rewire£1,572–£2,751
- Replumb£1,179–£2,358
- Windows£3,930–£7,074
- Paint + decor£2,751–£5,109
- Flooring£4,323–£8,253
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 & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- OutstandingTauheedul Islam Girls' High SchoolSecondary · Academy converter · BB2 7AD
- Not ratedBalderstone St Leonard's Church of England Voluntary Aided Primary SchoolPrimary · Voluntary aided school · BB2 7LL
- Not ratedMellor St Mary Church of England Primary SchoolPrimary · Voluntary aided school · BB2 7JT
- Not ratedSt Mary's Roman Catholic Primary School, OsbaldestonPrimary · Voluntary aided school · BB2 7HX
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£0
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£7,642
Exit costs
Projected sale price (5y · 2%/yr growth)£71,765
Capital gain (pre-CGT)£6,765
Sale costs (~2.5%)£1,794
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-£39,594
Rates as of Oct 2024
Acquisition costs
£34,239cash neededPurchase price£65,000
Deposit (25%)£16,250
Stamp duty+5% additional-property surcharge£3,250
Refurb£10,764
Legal + survey£2,000
Mortgage fees£1,975
Total cash neededdeposit + costs (loan covers the rest)£34,239
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A FANTASTIC FIRST FLOOR APARTMENT ON AN OVER 55’S RETIREMENT COMPLEX
This deceptively spacious two bedroom apartment is being proudly welcomed to the market in a highly desired area, on the outskirts of Blackburn. Situated on a sought after complex with views overlooking Mellor, offering independent living for the over 55’s, this lovely home boasts two generously sized bedrooms, modern fixtures and fittings, communal lounge and restaurant, communal gardens, parking, 24 hour…
Floor plans
Listing metarightmove · Keenans Estate Agents
About this listing
1907 days · RightmovePrice history
5-year price trend
Monthly profit
−£637
Cash needed
£34K
Return after costs
-22.32%
IRR
—
Listed 1907d ago
Larmenier Retirement Village, Preston New Road, Blackburn
retirement property · 2 bed · 1 bath
£65,000
Chain freeEPC B
1 / 25
0/100
Marginal
No rent data — verify locally before offering.
Chain free
Price
£65K
Return before costs
—
rent unknown
Bedrooms
2
1 bath
Energy rating
B
Energy rating
Deal flags1 issue
Retirement only
Age-restricted resale; limited buyer pool
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £16,250
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 £48,750 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£637
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£264Mortgage£373Costs
Outgoings exceed rent — you top up £637/mo
Mortgage£264
Costs£373
Maintenance£67
Insurance£20
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£637
Returns
Return before costs on price0.00%
Cash return on cash-22.32%
Gross margin-£373
Cash needed£34,239
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
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:
- 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 | £0 | £4,474 | £3,169 | £0 | £0 | -£7,642 | -£7,642 |
| Year 2 | £0 | £4,608 | £3,169 | £0 | £0 | -£7,776 | -£15,419 |
| Year 3 | £0 | £4,746 | £3,169 | £0 | £0 | -£7,915 | -£23,333 |
| Year 4 | £0 | £4,888 | £3,169 | £0 | £0 | -£8,057 | -£31,390 |
| Year 5 | £0 | £5,035 | £3,169 | £0 | £0 | -£8,204 | -£39,594 |
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£634
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£39,594
Acquisition costs
25% deposit£16,250
Stamp duty£3,250
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£1,975
Cash needed£34,239
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 copyRightmove
A FANTASTIC FIRST FLOOR APARTMENT ON AN OVER 55’S RETIREMENT COMPLEX
This deceptively spacious two bedroom apartment is being proudly welcomed to the market in a highly desired area, on the outskirts of Blackburn. Situated on a sought after complex with views overlooking Mellor, offering independent living for the over 55’s, this lovely home boasts two generously sized bedrooms, modern fixtures and fittings, communal lounge and restaurant, communal gardens, parking, 24 hour…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice