-2.5% 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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£58/mo
You top up £58/mo
Price vs market
Below market value
-40% vs 12 sold · interior unseen
Return · IRR
-2.5%/yr
Loses money over 5 years
Cash left in
£2K
Stays in after refinancing at value
Price £60KCash to buy £33KReturn before costson price13.32%5-yr return on cash -4%Rent est. £666 (£627–£707)
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).
Listing seen …
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
Buy-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: £627–£707/mo · n=14
Financing
DepositYour cash in — the rest is the mortgage25% · £15,000
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
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 £45,000 loan + £1,000 booking fee
Cladding safety certificateNot stated on the listingHeritageNot 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.
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 history103d on marketno cuts yet
Strategy matrix
Compare 7 strategies side-by-side · best shown with ⭐
⭐Rent it out wins — -£58/mo · level with Refurb & refinance
Strategy
Return before costson price
Monthly profit
Cash needed
5y Return on your cashon cash
Risk
Feasibility
⭐ Rent it out
13.32%
-£58
£32,664
-3.6%
Low
Feasible
Housing-benefit rent
9.48%
-£247
£32,664
-38.4%
Med
Feasible
Council lease
0.00%
-£593
£32,664
-112.9%
Low
Feasible
Refurb & refinance
13.32%
-£58
£39,970
-2.9%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£349
£80,070
-11%
Med
Feasible
Rent by the room
—
—
—
—
—
Disabledneeds 3+ beds
Housing-benefit (LHA) scheme detailBRMA East Lancs · cap £474/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
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 impactLocal lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
As-is Rent it out vs converted Rent by the room
+£547/mo cash flow vs Rent it out if converted to Rent by the room
48.00% Return before costs on price converted vs 13.32% as-is
As-is Rent it out
Monthly profit+£84
Return before costson price13.32%
Cash needed£26,898
If converted to Rent by the room
Monthly profit+£630
Return before costson price48.00%
Cash needed£42,898
Δ vs Rent it outMonthly profit+£547
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
£36,000
Range: £30,600 – £41,400
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£19,120–£36,000full refurb + room split
⚠️ Capped at 60% of £60,000 asking (£36,000). Raw model: £42,690–£80,380. Verify with a surveyor before offering.
What's in this cost
Kitchen£3,870–£7,739
1 × bathroom£2,553–£4,680
Rewire£1,451–£2,539
Replumb£1,088–£2,177
Windows£3,628–£6,530
Paint + decor£2,539–£4,716
Flooring£3,991–£7,618
Comparables
sold within 0.5 mi
Wide · CV 22.2%Med confidence
Loading nearby sold…
Location & area intelligence
Transport 100 / 100
Loading map…
Transport score100 / 100
On the map
Registered HMOs
Approved HMO conversions
Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
Rishton St Peter and St Paul's Church of England Primary School
Primary · Voluntary aided school · BB1 4DT
Good
The Hyndburn Academy
Secondary · Academy sponsor led · BB1 4ED
Good
The Willows
Not applicable · Other independent special school · BB1 4JJ
Not rated
Rishton Methodist Primary School
Primary · Voluntary controlled school · BB1 4JF
Not rated
St Charles' Roman Catholic Primary School, a Voluntary Academy
Primary · Academy converter · BB1 4HT
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
-£698/yr kept
Annual gross rent£7,992
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profitannual-£698
Exit costs
-£1,168 after CGT
Projected sale price (5y · 2%/yr growth)£66,245
Capital gain (pre-CGT)£6,245
Sale costs (~2.5%)£1,656
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 profitafter CGT-£1,168
Rates as of Oct 2024
Acquisition costs
£32,664cash needed
Purchase price£60,000
Deposit (25%)£15,000
Stamp duty+5% additional-property surcharge£3,000
Refurb£10,764
Legal + survey£2,000
Mortgage fees£1,900
Total cash neededdeposit + costs (loan covers the rest)£32,664
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Presenting a fantastic opportunity to acquire a two bedroom mid terrace house, ideally positioned for those seeking a property brimming with potential. This inviting home is offered to the market with no onward chain, making it an ideal investment opportunity for both first-time buyers and investors alike.
Upon entering, you are welcomed into a spacious and well-proportioned layout that features two reception rooms, providing flexible living and dining spaces (perfect for en…
Priced below market -40% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
13.32% Return before costs — above-market
Price
£60K
40% below sold comps
Return before costs
13.32%
est rent £666/monot enough comparablesRange £627–£707/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
—
Energy rating
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
Buy-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: £627–£707/mo · n=14
Financing
DepositYour cash in — the rest is the mortgage25% · £15,000
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
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 £45,000 loan + £1,000 booking fee
Housing-benefit (LHA) scheme detailBRMA East Lancs · cap £474/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
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
£7,992
£5,457
£2,925
£0
£0
-£390
-£390
Year 2
£8,232
£5,621
£2,925
£0
£0
-£314
-£705
Year 3
£8,479
£5,790
£2,925
£0
£0
-£236
-£940
Year 4
£8,733
£5,963
£2,925
£0
£0
-£155
-£1,096
Year 5
£8,995
£6,142
£2,925
£0
£0
-£72
-£1,168
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)2 bd
If converted
Gross Rent by the room yield—
What we verified
12 total
2307
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeLeasehold
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
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
Area3▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 mi
Wide · CV 22.2%Med confidence
Loading nearby sold…
Location & transport
Score 100/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£585
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£1,168
Acquisition costs
£33K
25% deposit£15,000
Stamp duty£3,000
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£1,900
Cash needed£32,664
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyRightmove
Presenting a fantastic opportunity to acquire a two bedroom mid terrace house, ideally positioned for those seeking a property brimming with potential. This inviting home is offered to the market with no onward chain, making it an ideal investment opportunity for both first-time buyers and investors alike.
Upon entering, you are welcomed into a spacious and well-proportioned layout that features two reception rooms, providing flexible living and dining spaces (perfect for en…