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Year 5 disposal
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85/ 100
Strong
Strong investment fundamentals.
Why it works
- 10.72% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- 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
+£14/mo
Barely breaks even each month
Price
£100K
No local sold comps to compare
Return · IRR
0.3%/yr
Modest annualised return
Cash to get in
£36K
Deposit + fees + refurb
Return before costs on price 10.72%5-yr return on cash 11%Rent est. £893 (£835–£955)
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: £835–£955/mo · n=111
Financing
DepositYour cash in — the rest is the mortgage25% · £25,000
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 (£1,181–£2,205 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £75,000 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
+£14
after mortgage, operating costs & tax
Rent in£893/mo gross
£859/mo collected · £34/mo lost to voids
Where it goes
£406Mortgage£435Costs
£14/mo left as profit · 2% of rent kept
Mortgage£406
Costs£435
Management£89
Maintenance£67
Insurance£20
CapEx reserve£45
Voids + council tax£6
Service charge + ground rent£104
Ltd co. accounts£104
Tax£3
Profit+£14
Returns
Return before costs on price10.72%
Cash return on cash0.48%
Gross margin£424
Cash needed£36,075
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.11
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 | £10,716 | £5,216 | £4,875 | £0 | £119 | £506 | £506 |
| Year 2 | £11,037 | £5,372 | £4,875 | £0 | £150 | £640 | £1,146 |
| Year 3 | £11,369 | £5,534 | £4,875 | £0 | £182 | £778 | £1,924 |
| Year 4 | £11,710 | £5,700 | £4,875 | £0 | £216 | £919 | £2,843 |
| Year 5 | £12,061 | £5,871 | £4,875 | £0 | £250 | £1,065 | £3,909 |
Disposal gain (gross)-£927
CGT£0
Net Disposal proceeds£107,648
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
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
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
OK
Floor
EWS1 typically required above 18m
Floor 0
Lender impact
Ground floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
Mortgageable
A1/A2 = mortgageable · B1 = mortgageable with plan · B2 = remediation required
RICS EWS1 guidance →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 9DU · 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 history117d on market3 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£64,000 in 2020 → £100,000 asking
+56.3%in 6y
- 2020£64,000-14.7% in 13y
- 2007£75,000+120.6% in 6y
- 2001£34,000-8.0% in 5y
- 1996£36,950—
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 — +£119/mo · £105/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 | 10.72% | +£14 | £36,075 | 10.8% | Low | Feasible |
| Housing-benefit rent | 6.88% | -£281 | £36,075 | -37.7% | Med | Feasible |
| ⭐ Council lease | 10.72% | +£119 | £36,075 | 24.4% | Low | Feasible |
| Refurb & refinance | 10.72% | +£14 | £41,705 | 9.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£295 | £109,205 | 8% | 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
+£398/mo cash flow vs Rent it out if converted to Rent by the room
28.80% Return before costs on price converted vs 10.72% as-is
As-is Rent it out
Monthly profit+£106
Return before costs on price10.72%
Cash needed£36,898
If converted to Rent by the room
Monthly profit+£504
Return before costs on price28.80%
Cash needed£52,898
Δ vs Rent it out Monthly profit+£398
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.
£31,807–£60,000full refurb + room split
⚠️ Capped at 60% of £100,000 asking (£60,000). Raw model: £48,630–£91,735. Verify with a surveyor before offering.
What's in this cost
- Kitchen£6,004–£12,009
- 1 × bathroom£4,022–£7,375
- Rewire£2,355–£4,121
- Replumb£1,766–£3,532
- Windows£5,887–£10,596
- Paint + decor£4,709–£8,830
- Flooring£7,064–£13,539
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 & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodSt Peter's CofE Primary SchoolPrimary · Voluntary aided school · BL4 9JT
- GoodSt James's Church of England High SchoolSecondary · Academy converter · BL4 9RU
- Not ratedKearsley West Primary SchoolPrimary · Community school · BL4 9BZ
- Not ratedSt James CofE Primary School, FarnworthPrimary · Academy converter · BL4 9QB
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£10,716
Section 24 credit£0
Annual tax due£119
Post-tax Monthly profit annual£94
Exit costs
Projected sale price (5y · 2%/yr growth)£110,408
Capital gain (pre-CGT)£10,408
Sale costs (~2.5%)£2,760
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£3,909
Rates as of Oct 2024
Acquisition costs
£36,075cash neededPurchase price£100,000
Deposit (25%)£25,000
Stamp duty+5% additional-property surcharge£5,000
Refurb£1,575
Legal + survey£2,000
Mortgage fees£2,500
Total cash neededdeposit + costs (loan covers the rest)£36,075
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Fully Refurbished This beautifully presented, two bedroom, ground floor apartment has been recently refurbished throughout, including a brand new kitchen and bathroom! Ideal for both first time buyers, buyers looking to downsize and also buy-to-let investors!
Perfectly positioned on a quiet cul-de-sac in central Farnworth with excellent access to the motorway network, regular bus services to Manchester and Bolton plus supermarkets and local shops.
The property is accessed v…
Floor plans
Nearby active comparables10 rentals · 5 deals
Comparable rentals
BL4 · same beds + typeMedian nearby: £865/mo · 6 of 10 already let-£28 vs our est
- Flat 3, 131 Market Street2b£895/moMay 2026
- Fernbeck Close, Farnworth, Bolton. **…2b£865/moMay 2026
- Egerton Street, Bolton, Greater Manch…2b£700/moMay 2026
- Moorfield Chase, Bolton2b£875/moMay 2026
- Fernbeck Close, Farnworth, Bolton. BL4Let2b£865/moMay 2026
- Moorfield Chase, Bolton BL4Let2b£875/moMay 2026
- 127 St James Street, Farnworth, Bolto…Let2b£650/moDec 2025
- Melrose Court, Kearsley, Bolton BL4Let2b£895/moDec 2025
- Fernbeck Close, Farnworth, Bolton BL4Let2b£850/moDec 2025
- Moorfield Chase, Farnworth, Bolton BL4Let2b£785/moDec 2025
Listing metarightmove · Your Move
About this listing
117 days · RightmovePrice history
5-year price trend
Monthly profit
+£14
Cash needed
£36K
Return after costs
0.48%
IRR
0.27%
Listed 117d ago
Flat 1 Bridgeman House, Moorfield Chase, Farnworth, Bolton, BL4
flat · 2 bed · 1 bath
£100,000
est £893 · 10.72% gross
1 / 8
85/100
Strong
Real 10.72% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.72% Return before costs — above-market
Price
£100K
Return before costs
10.72%
est rent £893/mo111 comps within 1 kmRange £835–£955/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: £835–£955/mo · n=111
Financing
DepositYour cash in — the rest is the mortgage25% · £25,000
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 (£1,181–£2,205 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £75,000 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
+£14
after mortgage, operating costs & tax
Rent in£893/mo gross
£859/mo collected · £34/mo lost to voids
Where it goes
£406Mortgage£435Costs
£14/mo left as profit · 2% of rent kept
Mortgage£406
Costs£435
Management£89
Maintenance£67
Insurance£20
CapEx reserve£45
Voids + council tax£6
Service charge + ground rent£104
Ltd co. accounts£104
Tax£3
Profit+£14
Returns
Return before costs on price10.72%
Cash return on cash0.48%
Gross margin£424
Cash needed£36,075
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.11
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 | £10,716 | £5,216 | £4,875 | £0 | £119 | £506 | £506 |
| Year 2 | £11,037 | £5,372 | £4,875 | £0 | £150 | £640 | £1,146 |
| Year 3 | £11,369 | £5,534 | £4,875 | £0 | £182 | £778 | £1,924 |
| Year 4 | £11,710 | £5,700 | £4,875 | £0 | £216 | £919 | £2,843 |
| Year 5 | £12,061 | £5,871 | £4,875 | £0 | £250 | £1,065 | £3,909 |
Rent by the room upside
What we verified
4307
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▾
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
Service chargeReduces net yield£1,200/yr
Ground rentDoubling clauses kill mortgageability£50/yr
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£975
Annual rental tax£40
CGT yr 5£0 · company level
5y net total£3,909
Acquisition costs
25% deposit£25,000
Stamp duty£5,000
Refurb£1,575
Legal + survey£2,000
Mortgage + broker£2,500
Cash needed£36,075
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
Fully Refurbished This beautifully presented, two bedroom, ground floor apartment has been recently refurbished throughout, including a brand new kitchen and bathroom! Ideal for both first time buyers, buyers looking to downsize and also buy-to-let investors!
Perfectly positioned on a quiet cul-de-sac in central Farnworth with excellent access to the motorway network, regular bus services to Manchester and Bolton plus supermarkets and local shops.
The property is accessed v…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice