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Year 5 disposal
BMV -11%
⊞ View all 15
85/ 100
Strong
15.94% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 10.97% return before costs — above-market
- 15.9% Rent by the room return before costs (net 8.10% after CapEx + bills) — conversion play
- Priced below market -11% 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
- 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
+£86/mo
Barely breaks even each month
Price vs market
Below market value
-11% vs 12 sold · interior unseen
Return · IRR
2.1%/yr
Modest annualised return
Cash left in
£49K
Stays in after refinancing at value
Price £130KCash to buy £62KReturn before costs on price · Rent by the room 15.94%5-yr return on cash 15%Rent est. £1,188 (£1,189–£1,187)
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: £1,189–£1,187/mo · n=70
Financing
DepositYour cash in — the rest is the mortgage25% · £32,500
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 (£13,223–£24,682 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £97,500 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
+£86
after mortgage, operating costs & tax
Rent in£1,188/mo gross
£1,142/mo collected · £46/mo lost to voids
Where it goes
£528Mortgage£507Costs
£86/mo left as profit · 8% of rent kept
Mortgage£528
Costs£507
Management£119
Maintenance£50
Insurance£20
CapEx reserve£59
Voids + council tax£5
Service charge + ground rent£150
Ltd co. accounts£104
Tax£20
Profit+£86
Returns
Return before costs on price10.97%
Cash return on cash1.68%
Gross margin£635
Cash needed£61,680
Monthly profit payback59y 6m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.16
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 | £14,256 | £6,088 | £6,338 | £0 | £348 | £1,482 | £1,482 |
| Year 2 | £14,684 | £6,271 | £6,338 | £0 | £394 | £1,681 | £3,163 |
| Year 3 | £15,124 | £6,459 | £6,338 | £0 | £442 | £1,886 | £5,049 |
| Year 4 | £15,578 | £6,653 | £6,338 | £0 | £492 | £2,095 | £7,144 |
| Year 5 | £16,045 | £6,853 | £6,338 | £0 | £542 | £2,313 | £9,457 |
Disposal gain (gross)-£16,288
CGT£0
Net Disposal proceeds£139,942
What we verified
What we verified
32073 ok · 2 caution · 0 fail · 7 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 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 profileFamily let
Tenant profilelikely cohortWN6 8JN · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Liverpool · 26.2 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 · 990 sqft
£25k–£49k
£ per sqft
building cost only
£25–£49
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,930–£12,870
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,890–£20,790
Guide rates · UK May 2026 · sqft auto-estimated from beds
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 history137d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£85,000 in 2021 → £130,000 asking
+52.9%in 5y
- 2021£85,000—
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 — +£224/mo · £137/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 | 10.97% | +£86 | £61,680 | 15.3% | Low | Feasible |
| Housing-benefit rent | 5.47% | -£416 | £61,680 | -35.1% | Med | Feasible |
| ⭐ Council lease | 10.97% | +£224 | £61,680 | 25.7% | Low | Feasible |
| Refurb & refinance | 10.97% | +£86 | £75,232 | 12.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£324 | £163,282 | -4% | Med | Feasible |
| Rent by the room | 15.94% | -£740 | £87,680 | -41.8% | — | 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
+£204/mo cash flow vs Rent it out if converted to Rent by the room
22.15% Return before costs on price converted vs 10.97% as-is
Room mix (3 lettable rooms)
2× Double @ £568/mo1× En-suite @ £591/mo
≈ £1,727/mo gross room income
As-is Rent it out
Monthly profit+£205
Return before costs on price10.97%
Cash needed£44,398
If converted to Rent by the room
Monthly profit+£409
Return before costs on price22.15%
Cash needed£60,398
Δ vs Rent it out Monthly profit+£204
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.
£41,411–£78,000full refurb + room split
⚠️ Capped at 60% of £130,000 asking (£78,000). Raw model: £56,030–£105,535. Verify with a surveyor before offering.
What's in this cost
- Kitchen£6,785–£13,570
- 1 × bathroom£4,545–£8,333
- Rewire£3,252–£5,691
- Replumb£2,439–£4,878
- Windows£8,130–£14,634
- Paint + decor£6,504–£12,195
- Flooring£9,756–£18,699
Based on 133 HMO comps within 1.2 km
Comparables
sold within 0.5 miWide · CV 20.2%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£14,256
Section 24 credit£0
Annual tax due£348
Post-tax Monthly profit annual£934
Exit costs
Projected sale price (5y · 2%/yr growth)£143,531
Capital gain (pre-CGT)£13,531
Sale costs (~2.5%)£3,588
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£9,457
Rates as of Oct 2024
Acquisition costs
£61,680cash neededPurchase price£130,000
Deposit (25%)£32,500
Stamp duty+5% additional-property surcharge£6,600
Refurb£17,630
Legal + survey£2,000
Mortgage fees£2,950
Total cash neededdeposit + costs (loan covers the rest)£61,680
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Sapphire Homes are pleased to offer For Sale this well presented three bedroom mid terraced home situated within a few miles of Wigan town centre and all town centre facilities as well as being a brief walk to the heart of Standish Lower Ground as well as enjoying views to the front over the Leeds Liverpool canal and being in close proximity to local school amenities and transport links. The accommodation is well presented throughout and briefly comprises of entrance / vestib…
Floor plans
Nearby active comparables11 rentals · 5 deals
Comparable rentals
WN6 · same beds + typeMedian nearby: £1,195/mo · 9 of 11 already let+£7 vs our est
- Carnet Close, Wigan, WN6Let3b£1,195/moMay 2026
- Canalside, Wigan, WN63b£1,210/moMay 2026
- Glebe End Street, Springfield3b£795/moMay 2026
- Canal Street, Wigan, WN6Let3b£1,235/moMay 2026
- Beech Hall Street, Springfield, Wigan…Let3b£850/moMay 2026
- Woodhouse Lane, Springfield, Wigan, W…Let3b£900/moMay 2026
- Canal Street, Wigan, WN6Let3b£1,200/moMay 2026
- Canal Street, Wigan WN6Let3b£1,235/moMay 2026
- Canalside, Wigan WN6Let3b£1,250/moDec 2025
- Canalside, Wigan WN6Let3b£1,175/moJun 2025
- Lower St Stephens Street, Springfield…Let3b£750/moJun 2025
Listing metarightmove · Sapphire Homes
About this listing
137 days · RightmovePrice history
5-year price trend
Monthly profit
+£86
Cash needed
£62K
Return after costs
1.68%
IRR
2.13%
Listed 137d ago
Wigan Lower Road, Standish Lower Ground, Wigan, WN6 8JN
terraced · 3 bed · 1 bath
£130,000
est £1,188 · 10.97% gross
Priced below market
1 / 15
85/100
Strong
15.94% Rent by the room strategy — market rent unverified, verify locally.
Priced below market -11% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.97% Return before costs — above-market
15.9% Rent by the room Return before costs — conversion play
Price
£130K
11% below sold comps
Return before costs (best)
15.94%
Rent by the room
Bedrooms
3
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: £1,189–£1,187/mo · n=70
Financing
DepositYour cash in — the rest is the mortgage25% · £32,500
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 (£13,223–£24,682 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £97,500 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
+£86
after mortgage, operating costs & tax
Rent in£1,188/mo gross
£1,142/mo collected · £46/mo lost to voids
Where it goes
£528Mortgage£507Costs
£86/mo left as profit · 8% of rent kept
Mortgage£528
Costs£507
Management£119
Maintenance£50
Insurance£20
CapEx reserve£59
Voids + council tax£5
Service charge + ground rent£150
Ltd co. accounts£104
Tax£20
Profit+£86
Returns
Return before costs on price10.97%
Cash return on cash1.68%
Gross margin£635
Cash needed£61,680
Monthly profit payback59y 6m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.16
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 | £14,256 | £6,088 | £6,338 | £0 | £348 | £1,482 | £1,482 |
| Year 2 | £14,684 | £6,271 | £6,338 | £0 | £394 | £1,681 | £3,163 |
| Year 3 | £15,124 | £6,459 | £6,338 | £0 | £442 | £1,886 | £5,049 |
| Year 4 | £15,578 | £6,653 | £6,338 | £0 | £492 | £2,095 | £7,144 |
| Year 5 | £16,045 | £6,853 | £6,338 | £0 | £542 | £2,313 | £9,457 |
Rent by the room upside
What we verified
5107
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▾
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
Ground rentDoubling clauses kill mortgageability£5.18/yr
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 20.2%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,268
Annual rental tax£244
CGT yr 5£0 · company level
5y net total£9,457
Acquisition costs
25% deposit£32,500
Stamp duty£6,600
Refurb£17,630
Legal + survey£2,000
Mortgage + broker£2,950
Cash needed£61,680
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
Sapphire Homes are pleased to offer For Sale this well presented three bedroom mid terraced home situated within a few miles of Wigan town centre and all town centre facilities as well as being a brief walk to the heart of Standish Lower Ground as well as enjoying views to the front over the Leeds Liverpool canal and being in close proximity to local school amenities and transport links. The accommodation is well presented throughout and briefly comprises of entrance / vestib…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice