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Year 5 disposal
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83/ 100
Strong
8.31% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 8.31% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC C — MEES compliant
Why to be cautious
- 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
+£185/mo
Barely breaks even each month
Price
£280K
No local sold comps to compare
Return · IRR
2.2%/yr
Modest annualised return
Cash to get in
£111K
Deposit + fees + refurb
Return before costs on price 8.31%5-yr return on cash 17%Rent est. £1,938 (£1,600–£2,347)
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: £1,600–£2,347/mo · n=13
Financing
DepositYour cash in — the rest is the mortgage25% · £70,000
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 (£11,408–£21,294 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £210,000 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£185
after mortgage, operating costs & tax
Rent in£1,938/mo gross
£1,863/mo collected · £75/mo lost to voids
Where it goes
£1,138Mortgage£497Costs
£185/mo left as profit · 10% of rent kept
Mortgage£1,138
Costs£497
Management£194
Maintenance£67
Insurance£28
CapEx reserve£97
Voids + council tax£7
Ltd co. accounts£104
Tax£43
Profit+£185
Returns
Return before costs on price8.31%
Cash return on cash2.01%
Gross margin£1,366
Cash needed£110,560
Monthly profit payback49y 9m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.64
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 | £23,256 | £5,967 | £13,650 | £0 | £691 | £2,948 | £2,948 |
| Year 2 | £23,954 | £6,146 | £13,650 | £0 | £790 | £3,367 | £6,315 |
| Year 3 | £24,672 | £6,331 | £13,650 | £0 | £891 | £3,800 | £10,115 |
| Year 4 | £25,412 | £6,521 | £13,650 | £0 | £996 | £4,246 | £14,361 |
| Year 5 | £26,175 | £6,716 | £13,650 | £0 | £1,104 | £4,704 | £19,066 |
Disposal gain (gross)-£13,946
CGT£0
Net Disposal proceeds£301,414
What we verified
What we verified
60066 ok · 0 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
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
Likely approvable68% 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 68% (66 decisions)
- NOTE: this council assesses HMO concentration by none, not a radius percentage — the radius figures below are indicative only
- 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
From listing descriptionBand 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 cohortBL1 7RF · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Manchester Metropolitan · 19.4 km
Reason
4-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
4-bed · 1-bath · 883 sqft
£23k–£45k
£ per sqft
building cost only
£26–£51
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,181–£11,479
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£9,713–£18,543
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 history126d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£53,000 in 1998 → £280,000 asking
+428.3%in 28y
- 1998£53,000+8.2% in 2y
- 1996£49,000—
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 — +£409/mo · £223/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 | 8.31% | +£185 | £110,560 | 17.2% | Low | Feasible |
| Housing-benefit rent | 4.06% | -£638 | £110,560 | -28.8% | Med | Feasible |
| ⭐ Council lease | 8.31% | +£409 | £110,560 | 26.6% | Low | Feasible |
| Refurb & refinance | 8.31% | +£185 | £130,644 | 14.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£199 | £321,444 | 4% | Med | Feasible |
| Rent by the room | 9.43% | -£378 | £110,560 | -8.1% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Bolton and Bury · cap £947/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bolton and Bury
- LHA monthly cap:
- £947
- 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
-£305/mo cash flow vs Rent it out if converted to Rent by the room
10.29% Return before costs on price converted vs 8.31% as-is
As-is Rent it out
Monthly profit+£224
Return before costs on price8.31%
Cash needed£81,898
If converted to Rent by the room
Monthly profit-£81
Return before costs on price10.29%
Cash needed£97,898
Δ vs Rent it out Monthly profit-£305
Show conversion detail
Conversion cost estimate
£33,000
Range: £26,400 – £41,800
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.
£48,001–£90,562full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 1 × bathroom£6,150–£11,275
- Rewire£3,532–£6,181
- Replumb£2,649–£5,298
- Windows£8,830–£15,894
- Paint + decor£7,064–£13,245
- Flooring£10,596–£20,309
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
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 & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- GoodThe Oaks Primary SchoolPrimary · Community school · BL1 7HS
- Not ratedHigh Lawn Primary SchoolPrimary · Community school · BL1 7EX
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£23,256
Section 24 credit£0
Annual tax due£691
Post-tax Monthly profit annual£2,053
Exit costs
Projected sale price (5y · 2%/yr growth)£309,143
Capital gain (pre-CGT)£29,143
Sale costs (~2.5%)£7,729
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£19,066
Rates as of Oct 2024
Acquisition costs
£110,560cash neededPurchase price£280,000
Deposit (25%)£70,000
Stamp duty+5% additional-property surcharge£18,000
Refurb£15,210
Legal + survey£2,150
Mortgage fees£5,200
Total cash neededdeposit + costs (loan covers the rest)£110,560
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Situated in a popular and convenient residential location, this well maintained four-bedroom semi-detached home in a quiet cul-de-sac on Thornham Drive, BL1, offers spacious and versatile accommodation, ideal for families, first-time buyers or those looking for additional living and working space.
The property is entered via a welcoming porch area, providing the perfect space for coats and shoes before leading through into the spacious living room. Beautifully presented thro…
Floor plans
Listing metarightmove · The Purple Property Shop
About this listing
126 days · RightmovePrice history
5-year price trend
Monthly profit
+£185
Cash needed
£111K
Return after costs
2.01%
IRR
2.22%
Listed 126d ago
Thornham Drive, Bolton, BL1
semi-detached · 4 bed · 1 bath · 883 sqft
£280,000
est £1,938 · 8.31% gross
EPC C
1 / 30
83/100
Strong
8.31% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.31% Return before costs — above-market
Price
£280K
Return before costs
8.31%
est rent £1,938/monot enough comparablesRange £1,600–£2,347/mo (Q1–Q3)
Bedrooms
4
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: £1,600–£2,347/mo · n=13
Financing
DepositYour cash in — the rest is the mortgage25% · £70,000
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 (£11,408–£21,294 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £210,000 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£185
after mortgage, operating costs & tax
Rent in£1,938/mo gross
£1,863/mo collected · £75/mo lost to voids
Where it goes
£1,138Mortgage£497Costs
£185/mo left as profit · 10% of rent kept
Mortgage£1,138
Costs£497
Management£194
Maintenance£67
Insurance£28
CapEx reserve£97
Voids + council tax£7
Ltd co. accounts£104
Tax£43
Profit+£185
Returns
Return before costs on price8.31%
Cash return on cash2.01%
Gross margin£1,366
Cash needed£110,560
Monthly profit payback49y 9m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.64
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Bolton and Bury · cap £947/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bolton and Bury
- LHA monthly cap:
- £947
- 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 | £23,256 | £5,967 | £13,650 | £0 | £691 | £2,948 | £2,948 |
| Year 2 | £23,954 | £6,146 | £13,650 | £0 | £790 | £3,367 | £6,315 |
| Year 3 | £24,672 | £6,331 | £13,650 | £0 | £891 | £3,800 | £10,115 |
| Year 4 | £25,412 | £6,521 | £13,650 | £0 | £996 | £4,246 | £14,361 |
| Year 5 | £26,175 | £6,716 | £13,650 | £0 | £1,104 | £4,704 | £19,066 |
Rent by the room upside
What we verified
6006
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,730
Annual rental tax£521
CGT yr 5£0 · company level
5y net total£19,066
Acquisition costs
25% deposit£70,000
Stamp duty£18,000
Refurb£15,210
Legal + survey£2,150
Mortgage + broker£5,200
Cash needed£110,560
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 a popular and convenient residential location, this well maintained four-bedroom semi-detached home in a quiet cul-de-sac on Thornham Drive, BL1, offers spacious and versatile accommodation, ideal for families, first-time buyers or those looking for additional living and working space.
The property is entered via a welcoming porch area, providing the perfect space for coats and shoes before leading through into the spacious living room. Beautifully presented thro…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice