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Year 5 disposal
⊞ View all 12
60/ 100
Solid
10.75% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 10.75% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£114/mo — mildly negative — equity build may cover
- -4.0% 5y IRR — capital outlay disproportionate to returns
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£114/mo
You top up £114/mo
Price
£75K
No local sold comps to compare
Return · IRR
-4.0%/yr
Loses money over 5 years
Cash to get in
£37K
Deposit + fees + refurb
Return before costs on price 10.75%5-yr return on cash -12%Rent est. £672 (£646–£699)
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: £646–£699/mo · n=16
Financing
DepositYour cash in — the rest is the mortgage25% · £18,750
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £56,250 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£114
after mortgage, operating costs & tax
Rent in£672/mo gross
£646/mo collected · £26/mo lost to voids
Where it goes
£305Mortgage£456Costs
Outgoings exceed rent — you top up £114/mo
Mortgage£305
Costs£456
Management£67
Maintenance£50
Insurance£20
CapEx reserve£34
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£114
Returns
Return before costs on price10.75%
Cash return on cash-3.67%
Gross margin£190
Cash needed£37,389
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.12
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 | £8,064 | £5,468 | £3,656 | £0 | £0 | -£1,060 | -£1,060 |
| Year 2 | £8,306 | £5,632 | £3,656 | £0 | £0 | -£982 | -£2,043 |
| Year 3 | £8,555 | £5,801 | £3,656 | £0 | £0 | -£902 | -£2,945 |
| Year 4 | £8,812 | £5,975 | £3,656 | £0 | £0 | -£820 | -£3,765 |
| Year 5 | £9,076 | £6,154 | £3,656 | £0 | £0 | -£735 | -£4,499 |
Disposal gain (gross)-£10,778
CGT£0
Net Disposal proceeds£80,736
What we verified
What we verified
24052 ok · 4 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
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 cohortBB1 4LP · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Manchester Metropolitan · 35.3 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 history108d on market1 price change
Strategy matrix
Short-stay let / Airbnb wins — +£197/mo · £311/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 | 10.75% | -£114 | £37,389 | -12.0% | Low | Feasible |
| Housing-benefit rent | 7.58% | -£308 | £37,389 | -43.3% | Med | Feasible |
| Council lease | 0.00% | -£654 | £37,389 | -108.4% | Low | Feasible |
| Refurb & refinance | 10.75% | -£114 | £45,445 | -9.9% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 24.53% | +£197 | £37,389 | 36.2% | High | Feasible |
| Buy, improve & sell | 0.00% | -£349 | £95,820 | -7% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context284 active short-lets nearby
Short-let market context
- 284 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA East Lancs · cap £474/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- East Lancs
- LHA monthly cap:
- £474
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
Local lettings demandby strategyLive area data
Short-stay let36% occupancy
£141/night ADR
Based on 7 short-let comps nearby
Rent by the room conversion upside
+£543/mo cash flow vs Rent it out if converted to Rent by the room
38.40% Return before costs on price converted vs 10.75% as-is
As-is Rent it out
Monthly profit+£40
Return before costs on price10.75%
Cash needed£30,648
If converted to Rent by the room
Monthly profit+£583
Return before costs on price38.40%
Cash needed£46,648
Δ vs Rent it out Monthly profit+£543
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
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£23,900–£45,000full refurb + room split
⚠️ Capped at 60% of £75,000 asking (£45,000). Raw model: £42,690–£80,380. Verify with a surveyor before offering.
What's in this cost
- Kitchen£4,837–£9,674
- 1 × bathroom£3,191–£5,850
- Rewire£1,814–£3,174
- Replumb£1,360–£2,721
- Windows£4,535–£8,162
- Paint + decor£3,174–£5,895
- Flooring£4,988–£9,523
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Tax treatment
Annual gross rent£8,064
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,371
Exit costs
Projected sale price (5y · 2%/yr growth)£82,806
Capital gain (pre-CGT)£7,806
Sale costs (~2.5%)£2,070
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-£4,499
Rates as of Oct 2024
Acquisition costs
£37,389cash neededPurchase price£75,000
Deposit (25%)£18,750
Stamp duty+5% additional-property surcharge£3,750
Refurb£10,764
Legal + survey£2,000
Mortgage fees£2,125
Total cash neededdeposit + costs (loan covers the rest)£37,389
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A BRIGHT TWO BEDROOM MID TERRACE PROPERTY
Located in the heart of Rishton, Blackburn, this charming two-bedroom mid-terrace house presents an excellent opportunity for first-time buyers or savvy investors. The property boasts a spacious lounge that invites relaxation and social gatherings, seamlessly flowing into a well-appointed kitchen and dining area, perfect for family meals and entertaining guests.
Upstairs, you will find two generously sized double bedrooms, providing…
Floor plans
Listing metarightmove · Keenans Estate Agents
About this listing
108 days · RightmovePrice history
5-year price trend
Monthly profit
−£114
Cash needed
£37K
Return after costs
-3.67%
IRR
-3.96%
Listed 108d ago
Spring Street, Rishton, Blackburn
terraced · 2 bed · 1 bath
£75,000
est £672 · 10.75% gross
EPC D
1 / 12
60/100
Solid
10.75% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.75% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£75K
Return before costs
10.75%
est rent £672/monot enough comparablesRange £646–£699/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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: £646–£699/mo · n=16
Financing
DepositYour cash in — the rest is the mortgage25% · £18,750
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £56,250 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£114
after mortgage, operating costs & tax
Rent in£672/mo gross
£646/mo collected · £26/mo lost to voids
Where it goes
£305Mortgage£456Costs
Outgoings exceed rent — you top up £114/mo
Mortgage£305
Costs£456
Management£67
Maintenance£50
Insurance£20
CapEx reserve£34
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£114
Returns
Return before costs on price10.75%
Cash return on cash-3.67%
Gross margin£190
Cash needed£37,389
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.12
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context284 active short-lets nearby
Short-let market context
- 284 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA East Lancs · cap £474/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- East Lancs
- LHA monthly cap:
- £474
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 | £8,064 | £5,468 | £3,656 | £0 | £0 | -£1,060 | -£1,060 |
| Year 2 | £8,306 | £5,632 | £3,656 | £0 | £0 | -£982 | -£2,043 |
| Year 3 | £8,555 | £5,801 | £3,656 | £0 | £0 | -£902 | -£2,945 |
| Year 4 | £8,812 | £5,975 | £3,656 | £0 | £0 | -£820 | -£3,765 |
| Year 5 | £9,076 | £6,154 | £3,656 | £0 | £0 | -£735 | -£4,499 |
Rent by the room upside
What we verified
2406
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▾
EPC~£3,000–£7,000 to upgrade to CD
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
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£731
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£4,499
Acquisition costs
25% deposit£18,750
Stamp duty£3,750
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£2,125
Cash needed£37,389
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
A BRIGHT TWO BEDROOM MID TERRACE PROPERTY
Located in the heart of Rishton, Blackburn, this charming two-bedroom mid-terrace house presents an excellent opportunity for first-time buyers or savvy investors. The property boasts a spacious lounge that invites relaxation and social gatherings, seamlessly flowing into a well-appointed kitchen and dining area, perfect for family meals and entertaining guests.
Upstairs, you will find two generously sized double bedrooms, providing…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice