Skip to main contenthow this is calculated →
Year 5 disposal
⊞ View all 11
39/ 100
Weak
7.89% return before costs — verify the rent + comps locally.
Why it works
- 7.89% 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
- Monthly profit −£182/mo — mildly negative — equity build may cover
- -3.9% 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
−£182/mo
You top up £182/mo
Price vs market
Above comparable sales
+6% vs 12 sold
Return · IRR
-3.9%/yr
Loses money over 5 years
Cash to get in
£54K
Deposit + fees + refurb
Price £127KReturn before costs on price 7.89%5-yr return on cash -14%Rent est. £835 (£809–£862)
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: £809–£862/mo · n=34
Financing
DepositYour cash in — the rest is the mortgage25% · £31,750
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 £95,250 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£182
after mortgage, operating costs & tax
Rent in£835/mo gross
£803/mo collected · £32/mo lost to voids
Where it goes
£516Mortgage£469Costs
Outgoings exceed rent — you top up £182/mo
Mortgage£516
Costs£469
Management£84
Maintenance£67
Insurance£20
CapEx reserve£42
Voids + council tax£7
Service charge + ground rent£146
Ltd co. accounts£104
Tax—
Shortfall−£182
Returns
Return before costs on price7.89%
Cash return on cash-4.06%
Gross margin£334
Cash needed£53,809
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.56
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 | £10,020 | £5,628 | £6,191 | £0 | £0 | -£1,799 | -£1,799 |
| Year 2 | £10,321 | £5,797 | £6,191 | £0 | £0 | -£1,667 | -£3,467 |
| Year 3 | £10,630 | £5,971 | £6,191 | £0 | £0 | -£1,532 | -£4,999 |
| Year 4 | £10,949 | £6,150 | £6,191 | £0 | £0 | -£1,392 | -£6,391 |
| Year 5 | £11,278 | £6,334 | £6,191 | £0 | £0 | -£1,248 | -£7,639 |
Disposal gain (gross)-£9,441
CGT£0
Net Disposal proceeds£136,713
What we verified
What we verified
33053 ok · 3 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
Verify
Lender impact
No EWS1 / floor info in description. Buildings > 11 m need EWS1 or PAS 9980 — confirm height + status with the agent before offering.
Verify with lender
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 cohortBL6 5HL · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Manchester Metropolitan · 25.7 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 history95d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£105,000 in 2023 → £127,000 asking
+21.0%in 3y
- 2023£105,000-8.8% in 15y
- 2008£115,110—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Rent it out wins — -£182/mo · level with Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| ⭐ Rent it out | 7.89% | -£182 | £53,809 | -14.2% | Low | Feasible |
| Housing-benefit rent | 5.41% | -£435 | £53,809 | -42.7% | Med | Feasible |
| Council lease | 0.00% | -£853 | £53,809 | -97.5% | Low | Feasible |
| Refurb & refinance | 7.89% | -£182 | £64,465 | -11.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£337 | £150,460 | 1% | 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
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
+£440/mo cash flow vs Rent it out if converted to Rent by the room
22.68% Return before costs on price converted vs 7.89% as-is
As-is Rent it out
Monthly profit-£21
Return before costs on price7.89%
Cash needed£43,648
If converted to Rent by the room
Monthly profit+£418
Return before costs on price22.68%
Cash needed£59,648
Δ vs Rent it out Monthly profit+£440
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
£40,395–£76,200full refurb + room split
⚠️ Capped at 60% of £127,000 asking (£76,200). Raw model: £48,630–£91,735. Verify with a surveyor before offering.
What's in this cost
- Kitchen£7,625–£15,251
- 1 × bathroom£5,109–£9,366
- Rewire£2,990–£5,233
- Replumb£2,243–£4,486
- Windows£7,476–£13,457
- Paint + decor£5,981–£11,214
- Flooring£8,971–£17,195
Comparables
sold within 0.5 miWide · CV 25.5%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- OutstandingBlackrod Primary SchoolPrimary · Community school · BL6 5SY
- Not ratedBlackrod Anglican/Methodist Primary SchoolPrimary · Voluntary controlled school · BL6 5DE
- Not ratedSt Catherine's CofE Primary SchoolPrimary · Academy converter · BL6 5SJ
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£10,020
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,185
Exit costs
Projected sale price (5y · 2%/yr growth)£140,218
Capital gain (pre-CGT)£13,218
Sale costs (~2.5%)£3,505
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-£7,639
Rates as of Oct 2024
Acquisition costs
£53,809cash neededPurchase price£127,000
Deposit (25%)£31,750
Stamp duty+5% additional-property surcharge£6,390
Refurb£10,764
Legal + survey£2,000
Mortgage fees£2,905
Total cash neededdeposit + costs (loan covers the rest)£53,809
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Located on the ever popular Owsten Court, Horwich this second floor apartment offered in good decorative order throughout with hall, lounge/diner, fitted kitchen, two bedrooms and a three piece bathroom suite. The property also benefits from double glazed windows, wall mounted electric radiators and allocated parking. The property is an ideal first time buy or buy to let investment and located close to Blackrod train station, the village of Horwich offering a wealth of shop…
Floor plans
Nearby active comparables14 rentals
Comparable rentals
BL6 · same beds + typeMedian nearby: £850/mo · 10 of 14 already let+£15 vs our est
- Horwich, Bolton, BL6Let2b£950/moMay 2026
- Wetherby Court, Horwich, Bolton, BL6Let2b£850/moMay 2026
- Flat 31 The Horizons, Moss Lane, BL6…2b£850/moMay 2026
- Wetherby Court, Horwich, Bolton, BL62b£825/moMay 2026
- 109 Lostock Lane, Lostock, BL6 4GG2b£1,095/moMay 2026
- Marchwood Close, Blackrod, Bolton, Gr…2b£795/moMay 2026
- Purlbrook Court, Brownlow Road, Horwi…Let2b£795/moMay 2026
- Swallowfield Chorley New Road, Horwi…Let2b£1,350/moMay 2026
- 8 The Horizons, Moss Lane, Blackrod,…Let2b£775/moMay 2026
- Wetherby Court, Horwich, Bolton BL6Let2b£825/moMay 2026
- Swallowfield Chorley New Road, Horwic…Let2b£1,400/moNov 2025
- Flat 47 The Horizons, Moss Lane BL6Let2b£850/moJul 2025
- Wetherby Court, Horwich, Bolton BL6Let2b£850/moJun 2025
- Charnley Grange, Lostock BL6Let2b£995/moDec 2025
Other deals nearby
BL6 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Redman Casey
About this listing
95 days · RightmovePrice history
5-year price trend
Monthly profit
−£182
Cash needed
£54K
Return after costs
-4.06%
IRR
-3.94%
Listed 95d ago
Owsten Court, Horwich, Bolton
flat · 2 bed · 1 bath
£127,000
est £835 · 7.89% gross
EPC C
1 / 11
39/100
Marginal
7.89% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.89% Return before costs — above-market
Price
£127K
6% above sold comps
Return before costs
7.89%
est rent £835/monot enough comparablesRange £809–£862/mo (Q1–Q3)
Bedrooms
2
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: £809–£862/mo · n=34
Financing
DepositYour cash in — the rest is the mortgage25% · £31,750
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 £95,250 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£182
after mortgage, operating costs & tax
Rent in£835/mo gross
£803/mo collected · £32/mo lost to voids
Where it goes
£516Mortgage£469Costs
Outgoings exceed rent — you top up £182/mo
Mortgage£516
Costs£469
Management£84
Maintenance£67
Insurance£20
CapEx reserve£42
Voids + council tax£7
Service charge + ground rent£146
Ltd co. accounts£104
Tax—
Shortfall−£182
Returns
Return before costs on price7.89%
Cash return on cash-4.06%
Gross margin£334
Cash needed£53,809
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.56
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
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 | £10,020 | £5,628 | £6,191 | £0 | £0 | -£1,799 | -£1,799 |
| Year 2 | £10,321 | £5,797 | £6,191 | £0 | £0 | -£1,667 | -£3,467 |
| Year 3 | £10,630 | £5,971 | £6,191 | £0 | £0 | -£1,532 | -£4,999 |
| Year 4 | £10,949 | £6,150 | £6,191 | £0 | £0 | -£1,392 | -£6,391 |
| Year 5 | £11,278 | £6,334 | £6,191 | £0 | £0 | -£1,248 | -£7,639 |
Rent by the room upside
What we verified
5306
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▾
EPCEnergy efficiency ratingC
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Service chargeReduces net yield£1,500/yr
Ground rentDoubling clauses kill mortgageability£250/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 miWide · CV 25.5%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,238
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£7,639
Acquisition costs
25% deposit£31,750
Stamp duty£6,390
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£2,905
Cash needed£53,809
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
Located on the ever popular Owsten Court, Horwich this second floor apartment offered in good decorative order throughout with hall, lounge/diner, fitted kitchen, two bedrooms and a three piece bathroom suite. The property also benefits from double glazed windows, wall mounted electric radiators and allocated parking. The property is an ideal first time buy or buy to let investment and located close to Blackrod train station, the village of Horwich offering a wealth of shop…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice