Skip to main contenthow this is calculated →
Year 5 disposal
BMV -31%
⊞ View all 37
60/ 100
Solid
Real 12.88% Rent by the room return before costs with manageable risks.
Why it works
- 7.81% return before costs — above-market
- 12.9% Rent by the room return before costs (net 6.76% after CapEx + bills) — conversion play
- Priced below market -31% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£176/mo — mildly negative — equity build may cover
- -2.8% 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
−£176/mo
You top up £176/mo
Price vs market
Below market value
-31% vs 12 sold · interior unseen
Return · IRR
-2.8%/yr
Loses money over 5 years
Cash left in
£17K
Stays in after refinancing at value
Price £160KCash to buy £70KReturn before costs on price · Rent by the room 12.88%5-yr return on cash -9%Rent est. £1,041 (£903–£1,200)
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: £903–£1,200/mo · n=54
Financing
DepositYour cash in — the rest is the mortgage25% · £40,000
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 (£11,897–£22,207 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £120,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£176
after mortgage, operating costs & tax
Rent in£1,041/mo gross
£1,001/mo collected · £40/mo lost to voids
Where it goes
£650Mortgage£527Costs
Outgoings exceed rent — you top up £176/mo
Mortgage£650
Costs£527
Management£104
Maintenance£67
Insurance£20
CapEx reserve£52
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£176
Returns
Return before costs on price7.81%
Cash return on cash-3.02%
Gross margin£474
Cash needed£69,962
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.54
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 | £12,492 | £6,328 | £7,800 | £0 | £0 | -£1,636 | -£1,636 |
| Year 2 | £12,867 | £6,518 | £7,800 | £0 | £0 | -£1,451 | -£3,087 |
| Year 3 | £13,253 | £6,713 | £7,800 | £0 | £0 | -£1,260 | -£4,347 |
| Year 4 | £13,650 | £6,915 | £7,800 | £0 | £0 | -£1,064 | -£5,411 |
| Year 5 | £14,060 | £7,122 | £7,800 | £0 | £0 | -£862 | -£6,273 |
Disposal gain (gross)-£14,325
CGT£0
Net Disposal proceeds£172,237
What we verified
What we verified
42064 ok · 2 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
Conversion approvability
Per-property planning assessment
Uncertain38% likely
Confidence: low
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 34% (41 decisions)
- NOTE: council HMO concentration policy not curated — the modal English policy (10% within 100m) is shown as an indication, not this council's adopted threshold
- NO HMO concentration data for this council: neither a licensed register nor granted change-of-use decisions nearby. This is ABSENCE OF DATA, not absence of HMOs — verify with the council before relying on it
Rent by the room concentration nearby
≈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.
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 ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
Address-matched (ground truth)Band 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 profileFamily let
Tenant profilelikely cohortWN6 8PA · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Liverpool · 26.7 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
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
3-bed · 1-bath · 928 sqft
£24k–£47k
£ per sqft
building cost only
£26–£50
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,496–£12,064
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,208–£19,488
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 history154d on market2 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£83,000 in 2006 → £160,000 asking
+92.8%in 20y
- 2006£83,000+6.4% in 2y
- 2004£78,000+67.7% in 2y
- 2002£46,500—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Council lease wins — -£27/mo · £149/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 | 7.81% | -£176 | £69,962 | -9.0% | Low | Feasible |
| Housing-benefit rent | 4.45% | -£580 | £69,962 | -45.2% | Med | Feasible |
| ⭐ Council lease | 7.81% | -£27 | £69,962 | 0.7% | Low | Feasible |
| Refurb & refinance | 7.81% | -£176 | £84,307 | -7.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £192,907 | 0% | Med | Feasible |
| Rent by the room | 12.88% | -£910 | £95,962 | -49.1% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Wigan · cap £593/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Wigan
- LHA monthly cap:
- £593
- 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
+£300/mo cash flow vs Rent it out if converted to Rent by the room
18.00% Return before costs on price converted vs 7.81% as-is
🔓 +2 bedrooms potential
high confidenceUnlocks ~£13,736/yr extra rent
3 → 5 lettable rooms · ~9.4% gross at max
Potential, not guaranteed (subject to planning + regs). Estimate from the EPC certificate — verify room sizes against the floorplan before offering.
How we calculated this
floorplan shows 6 habitable rooms (3 beds + 3 reception(s)) in 86 m²; convert 2 spare room(s) to bedrooms, keeping one reception as the lounge → up to 5 lettable rooms (0 double, 1 single) (incl. the garage — convertible to a bedroom or the communal area); sized to Wigan adopted standard (6.51/10.22 m²; Wigan Council HMO Licensing Standards v1.1, June 2025); 1 room size(s) not printed on the plan — counted but unverified vs the standard; adds ~£1,145/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); mandatory HMO licence (5+ persons, England); Article 4 — planning permission needed
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
3 → 5 bed HMOuplift 7.81% → 9.41%
Projections use documented assumptions (local room rates, typical conversion costs, 75% LTV at 5.5%, indicative regional valuation yields) and each council’s published HMO standards. Not financial advice. Verify room sizes, licensing and planning with the council and a surveyor before purchase.
Room mix (3 lettable rooms)
2× Double @ £564/mo1× En-suite @ £590/mo
≈ £1,717/mo gross room income
As-is Rent it out
Monthly profit+£14
Return before costs on price7.81%
Cash needed£51,898
If converted to Rent by the room
Monthly profit+£314
Return before costs on price18.00%
Cash needed£67,898
Δ vs Rent it out Monthly profit+£300
+2 rooms (5 total)
Monthly profit+£584
Return before costs on price21.46%
Cash needed£87,898
Extra rent+£1,145/mo
Show conversion detail
Conversion cost estimate
£52,800
Range: £46,200 – £61,600
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Uncertain · 38% 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 34% (41 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.
£49,666–£93,667full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 1 × bathroom£6,150–£11,275
- Rewire£3,712–£6,496
- Replumb£2,784–£5,568
- Windows£9,280–£16,704
- Paint + decor£7,424–£13,920
- Flooring£11,136–£21,344
Based on 139 HMO comps within 760 m
Comparables
sold within 0.5 miWide · CV 22.0%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Wigan 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 & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodSt Bernadette's Catholic Primary SchoolPrimary · Voluntary aided school · WN6 8BD
- Not ratedMillbrook Primary SchoolPrimary · Community school · WN6 8DL
- Not ratedStandish Lower Ground St Anne's CofE Primary SchoolPrimary · Voluntary aided school · WN6 8JP
- Not ratedShevington High SchoolSecondary · Community school · WN6 8AB
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£12,492
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,116
Exit costs
Projected sale price (5y · 2%/yr growth)£176,653
Capital gain (pre-CGT)£16,653
Sale costs (~2.5%)£4,416
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-£6,273
Rates as of Oct 2024
Acquisition costs
£69,962cash neededPurchase price£160,000
Deposit (25%)£40,000
Stamp duty+5% additional-property surcharge£8,700
Refurb£15,862
Legal + survey£2,000
Mortgage fees£3,400
Total cash neededdeposit + costs (loan covers the rest)£69,962
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Situated in the highly sought-after area of Beech Hill, Wigan, this beautifully presented three-bedroom semi-detached home offers an ideal opportunity for families and first-time buyers alike.
Upon entering, you are welcomed by a bright and inviting entrance hall, setting the tone for the rest of the property. The home boasts two well-proportioned reception rooms, providing flexible living and entertaining space. To the rear, a modern fitted kitchen offers a stylish and prac…
Floor plans
Nearby active comparables4 rentals · 5 deals
Comparable rentals
WN6 · same beds + typeMedian nearby: £1,150/mo · 3 of 4 already let+£109 vs our est
- Harbury Walk, Wigan3b£1,100/moMay 2026
- Entwistle Green, Wigan, WN6Let3b£1,210/moMay 2026
- Thicknesse Avenue, Beech Hill, Wigan,…Let3b£825/moMay 2026
- Entwistle Green, Wigan, WN6Let3b£1,200/moMay 2026
Listing metarightmove · Keller Williams Plus
About this listing
154 days · RightmovePrice history
5-year price trend
Monthly profit
−£176
Cash needed
£70K
Return after costs
-3.02%
IRR
-2.76%
Listed 154d ago
38, ASCROFT AVENUE, WIGAN, WN6 8PA
✓ Verified address
semi-detached · 3 bed · 1 bath · 829 sqft (EPC)
Agent listing: 928 sqft (+12%)
£160,000
est £1,041 · 7.81% gross
EPC C
Priced below market
1 / 37
60/100
Solid
Real 12.88% — fundamentals work.
Priced below market -31% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.81% Return before costs — above-market
12.9% Rent by the room Return before costs — conversion play
Price
£160K
31% below sold comps
Return before costs (best)
12.88%
Rent by the room
Bedrooms
3
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: £903–£1,200/mo · n=54
Financing
DepositYour cash in — the rest is the mortgage25% · £40,000
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 (£11,897–£22,207 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £120,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£176
after mortgage, operating costs & tax
Rent in£1,041/mo gross
£1,001/mo collected · £40/mo lost to voids
Where it goes
£650Mortgage£527Costs
Outgoings exceed rent — you top up £176/mo
Mortgage£650
Costs£527
Management£104
Maintenance£67
Insurance£20
CapEx reserve£52
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£176
Returns
Return before costs on price7.81%
Cash return on cash-3.02%
Gross margin£474
Cash needed£69,962
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.54
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Wigan · cap £593/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Wigan
- LHA monthly cap:
- £593
- 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 | £12,492 | £6,328 | £7,800 | £0 | £0 | -£1,636 | -£1,636 |
| Year 2 | £12,867 | £6,518 | £7,800 | £0 | £0 | -£1,451 | -£3,087 |
| Year 3 | £13,253 | £6,713 | £7,800 | £0 | £0 | -£1,260 | -£4,347 |
| Year 4 | £13,650 | £6,915 | £7,800 | £0 | £0 | -£1,064 | -£5,411 |
| Year 5 | £14,060 | £7,122 | £7,800 | £0 | £0 | -£862 | -£6,273 |
Rent by the room upside
What we verified
5106
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▾
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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 22.0%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,560
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£6,273
Acquisition costs
25% deposit£40,000
Stamp duty£8,700
Refurb£15,862
Legal + survey£2,000
Mortgage + broker£3,400
Cash needed£69,962
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
Situated in the highly sought-after area of Beech Hill, Wigan, this beautifully presented three-bedroom semi-detached home offers an ideal opportunity for families and first-time buyers alike.
Upon entering, you are welcomed by a bright and inviting entrance hall, setting the tone for the rest of the property. The home boasts two well-proportioned reception rooms, providing flexible living and entertaining space. To the rear, a modern fitted kitchen offers a stylish and prac…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice