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Year 5 disposal
BMV -31%
⊞ View all 14
36/ 100
Weak
7.74% return before costs — verify the rent + comps locally.
Why it works
- 7.74% return before costs — above-market
- 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
- Tenanted in situ — instant Monthly profit from completion
Why to be cautious
- Monthly profit −£38/mo — mildly negative — equity build may cover
- -0.4% 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.
- EPC band not stated — verify the certificate before offering (2030 MEES minimum is band C).
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£38/mo
You top up £38/mo
Price vs market
Below market value
-31% vs 12 sold · interior unseen
Return · IRR
-0.4%/yr
Loses money over 5 years
Cash left in
£13K
Stays in after refinancing at value
Price £135KCash to buy £58KReturn before costs on price 7.74%5-yr return on cash 2%Rent est. £871 (£821–£924)
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: £821–£924/mo · n=172
Financing
DepositYour cash in — the rest is the mortgage25% · £33,750
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 £101,250 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
-£38
after mortgage, operating costs & tax
Rent in£871/mo gross
£838/mo collected · £34/mo lost to voids
Where it goes
£548Mortgage£327Costs
Outgoings exceed rent — you top up £38/mo
Mortgage£548
Costs£327
Management£87
Maintenance£67
Insurance£20
CapEx reserve£44
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£38
Returns
Return before costs on price7.74%
Cash return on cash-0.78%
Gross margin£511
Cash needed£57,983
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.53
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 | £10,452 | £3,920 | £6,581 | £0 | £0 | -£50 | -£50 |
| Year 2 | £10,766 | £4,038 | £6,581 | £0 | £28 | £118 | £69 |
| Year 3 | £11,089 | £4,159 | £6,581 | £0 | £66 | £282 | £351 |
| Year 4 | £11,421 | £4,284 | £6,581 | £0 | £106 | £450 | £801 |
| Year 5 | £11,764 | £4,412 | £6,581 | £0 | £146 | £624 | £1,425 |
Disposal gain (gross)-£10,883
CGT£0
Net Disposal proceeds£145,325
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingUnknown
EPC& 2030 deadlineEPC register
EPC band not available in the listing. The 2030 MEES minimum is band C — verify the certificate before offering.
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 cohortBL4 8AB · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Manchester Metropolitan · 13.2 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 · 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 history147d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£37,000 in 2001 → £135,000 asking
+264.9%in 25y
- 2001£37,000+9.0% in 5y
- 1996£33,950—
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 — +£71/mo · £109/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 | 7.74% | -£38 | £57,983 | 2.5% | Low | Feasible |
| Housing-benefit rent | 5.09% | -£318 | £57,983 | -26.6% | Med | Feasible |
| ⭐ Council lease | 7.74% | +£71 | £57,983 | 10.7% | Low | Feasible |
| Refurb & refinance | 7.74% | -£38 | £69,756 | 2.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£191 | £161,231 | 1% | 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
+£417/mo cash flow vs Rent it out if converted to Rent by the room
21.33% Return before costs on price converted vs 7.74% as-is
As-is Rent it out
Monthly profit-£23
Return before costs on price7.74%
Cash needed£45,648
If converted to Rent by the room
Monthly profit+£393
Return before costs on price21.33%
Cash needed£61,648
Δ vs Rent it out Monthly profit+£417
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
£48,400
Range: £41,800 – £57,200
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.
£42,939–£81,000full refurb + room split
⚠️ Capped at 60% of £135,000 asking (£81,000). Raw model: £48,630–£91,735. Verify with a surveyor before offering.
What's in this cost
- Kitchen£8,106–£16,211
- 1 × bathroom£5,430–£9,956
- Rewire£3,179–£5,563
- Replumb£2,384–£4,768
- Windows£7,947–£14,304
- Paint + decor£6,357–£11,920
- Flooring£9,536–£18,278
Comparables
sold within 0.5 miWide · CV 30.0%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 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
- GoodSt Gregory's RC Primary School, A Voluntary AcademyPrimary · Academy sponsor led · BL4 8AJ
- GoodSt John Church of England Primary School, FarnworthPrimary · Academy converter · BL4 8AP
- GoodSt Stephen's CofE Primary SchoolPrimary · Voluntary aided school · BL4 8PB
- Not ratedWoodbridge CollegeNot applicable · Special post 16 institution · BL4 8LB
- Not ratedGrosvenor Nursery School and Day Care CentreNursery · Local authority nursery school · BL4 8AR
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£10,452
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£452
Exit costs
Projected sale price (5y · 2%/yr growth)£149,051
Capital gain (pre-CGT)£14,051
Sale costs (~2.5%)£3,726
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£1,425
Rates as of Oct 2024
Acquisition costs
£57,983cash neededPurchase price£135,000
Deposit (25%)£33,750
Stamp duty+5% additional-property surcharge£6,950
Refurb£12,558
Legal + survey£1,700
Mortgage fees£3,025
Total cash neededdeposit + costs (loan covers the rest)£57,983
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Two Bedroom End Mews Tenant in Situ Additional Rear Land & Outhouse Walking Distance to Farnworth Town Centre
An excellent investment opportunity to acquire this well-presented two bedroom end mews property, offered for sale with a tenant in situ and generating immediate rental income. Conveniently located within walking distance of Farnworth town centre, the property enjoys easy access to local shops, schools, transport links and amenities.
The accommodation briefly compri…
Floor plans
Nearby active comparables1 rental · 5 deals
Comparable rentals
BL4 · same beds + typeMedian nearby: £1,200/mo · 1 of 1 already let+£329 vs our est
- Longcauseway Farnworth Bolton Lancash…Let2b£1,200/moMay 2026
Listing metarightmove · Adore Properties
About this listing
147 days · RightmovePrice history
5-year price trend
Monthly profit
−£38
Cash needed
£58K
Return after costs
-0.78%
IRR
-0.40%
Listed 147d ago
32, PEEL STREET, FARNWORTH, BOLTON, BL4 8AB
✓ Verified address
semi-detached · 2 bed · 1 bath
£135,000
est £871 · 7.74% gross
Priced below market
1 / 14
36/100
Marginal
7.74% — verify the rent + comps locally.
Priced below market -31% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.74% Return before costs — above-market
Price
£135K
31% below sold comps
Return before costs
7.74%
est rent £871/monot enough comparablesRange £821–£924/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
—
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: £821–£924/mo · n=172
Financing
DepositYour cash in — the rest is the mortgage25% · £33,750
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 £101,250 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
-£38
after mortgage, operating costs & tax
Rent in£871/mo gross
£838/mo collected · £34/mo lost to voids
Where it goes
£548Mortgage£327Costs
Outgoings exceed rent — you top up £38/mo
Mortgage£548
Costs£327
Management£87
Maintenance£67
Insurance£20
CapEx reserve£44
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£38
Returns
Return before costs on price7.74%
Cash return on cash-0.78%
Gross margin£511
Cash needed£57,983
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.53
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 | £10,452 | £3,920 | £6,581 | £0 | £0 | -£50 | -£50 |
| Year 2 | £10,766 | £4,038 | £6,581 | £0 | £28 | £118 | £69 |
| Year 3 | £11,089 | £4,159 | £6,581 | £0 | £66 | £282 | £351 |
| Year 4 | £11,421 | £4,284 | £6,581 | £0 | £106 | £450 | £801 |
| Year 5 | £11,764 | £4,412 | £6,581 | £0 | £146 | £624 | £1,425 |
Rent by the room upside
What we verified
4207
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▾
EPCPostcode estimate — check the registerNot stated on the listing
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
TenantMonthly profit from day oneIn situ
Comparables
sold within 0.5 miWide · CV 30.0%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,316
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£1,425
Acquisition costs
25% deposit£33,750
Stamp duty£6,950
Refurb£12,558
Legal + survey£1,700
Mortgage + broker£3,025
Cash needed£57,983
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
Two Bedroom End Mews Tenant in Situ Additional Rear Land & Outhouse Walking Distance to Farnworth Town Centre
An excellent investment opportunity to acquire this well-presented two bedroom end mews property, offered for sale with a tenant in situ and generating immediate rental income. Conveniently located within walking distance of Farnworth town centre, the property enjoys easy access to local shops, schools, transport links and amenities.
The accommodation briefly compri…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice