Skip to main contenthow this is calculated →
Year 5 disposal
84/ 100
Strong
15.90% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 10.14% return before costs — above-market
- 15.9% Rent by the room return before costs (net 8.08% after CapEx + bills) — conversion play
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.
- 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
+£152/mo
Barely breaks even each month
Price
£130K
No local sold comps to compare
Return · IRR
2.5%/yr
Modest annualised return
Cash to get in
£111K
Deposit + fees + refurb
Return before costs on price · Rent by the room 15.90%5-yr return on cash 12%Rent est. £1,098 (£1,046–£1,153)
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
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: £1,046–£1,153/mo · n=11
Financing
DepositYour cash in — the rest is the mortgage25% · £32,500
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£50,806–£94,837 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £97,500 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
+£152
after mortgage, operating costs & tax
Rent in£1,098/mo gross
£1,056/mo collected · £42/mo lost to voids
Where it goes
£508Mortgage£361Costs
£152/mo left as profit · 14% of rent kept
Mortgage£508
Costs£361
Management£110
Maintenance£67
Insurance£20
CapEx reserve£55
Voids + council tax£5
Ltd co. accounts£104
Tax£36
Profit+£152
Returns
Return before costs on price10.14%
Cash return on cash1.63%
Gross margin£695
Cash needed£111,491
Monthly profit payback61y 4m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.00
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 | £13,176 | £4,329 | £6,094 | £0 | £523 | £2,230 | £2,230 |
| Year 2 | £13,571 | £4,459 | £6,094 | £0 | £574 | £2,445 | £4,675 |
| Year 3 | £13,978 | £4,593 | £6,094 | £0 | £626 | £2,666 | £7,341 |
| Year 4 | £14,398 | £4,730 | £6,094 | £0 | £679 | £2,895 | £10,236 |
| Year 5 | £14,830 | £4,872 | £6,094 | £0 | £734 | £3,130 | £13,366 |
Disposal gain (gross)-£66,099
CGT£0
Net Disposal proceeds£139,942
What we verified
What we verified
40074 ok · 0 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
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
HeritageNot stated on the listing
Area
Flood riskNo location
Crime riskNo location
SchoolsNo postcode
Investor
Tenant profileUnknown
Refurb costEstimate ready
Refurb cost& works budgetQ1 2026 rates
New kitchen + bathroom + light replumb + decor.
Total estimate
3-bed · 1-bath · 990 sqft
£25k–£49k
£ per sqft
building cost only
£25–£49
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,930–£12,870
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,890–£20,790
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
Price & sale history79d on marketno cuts yet
Strategy matrix
Rent it out wins — +£152/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 | 10.14% | +£152 | £111,491 | 12.0% | Low | Feasible |
| Housing-benefit rent | 5.47% | -£262 | £111,491 | -10.7% | Med | Feasible |
| Council lease | 0.00% | -£699 | £111,491 | -38.3% | Low | Feasible |
| Refurb & refinance | 10.14% | +£152 | £145,087 | 9.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£191 | £233,137 | -32% | Med | Feasible |
| Rent by the room | 15.90% | -£571 | £100,750 | -25.9% | — | Feasible |
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
+£263/mo cash flow vs Rent it out if converted to Rent by the room
22.15% Return before costs on price converted vs 10.14% as-is
£130k → 4-bed HMO @ ~£539/room: £2,140 pcm gross, ~£1,225 pcm net (8.6% net on £170k all-in incl. ~£31k works); needs +1 bathroom. Upside: 1 small room → en-suite/bath (adds rent + supplies the extra bathroom)
medium confidence
Unlocks ~£6,888/yr extra rent
3 → 4 lettable rooms
Potential, not guaranteed (subject to planning + regs). Estimate from the floorplan (kitchen size assumed) — verify room sizes against the floorplan before offering.
How we calculated this
floorplan shows 6 habitable rooms (3 beds + 3 reception(s)) in 92 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms (1 double, 0 single) (incl. the garage — convertible to a bedroom or the communal area); sized to Wigan adopted standard (6.51/10.22 m²; Wigan Council HMO Licensing Standards v1.1, June 2025); adds ~£574/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); Article 4 — planning permission needed
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
3 → 4 bed HMO+1 double
+1 bathroom needed
Sized to Wigan's adopted HMO standards
Projections use documented assumptions (local room rates, typical conversion costs, 75% LTV at 5.5%, indicative regional valuation yields) and each council’s published HMO standards. Not financial advice. Verify room sizes, licensing and planning with the council and a surveyor before purchase.
Room mix (3 lettable rooms)
2× Double @ £569/mo1× En-suite @ £583/mo
≈ £1,722/mo gross room income
As-is Rent it out
Monthly profit+£146
Return before costs on price10.14%
Cash needed£44,398
If converted to Rent by the room
Monthly profit+£409
Return before costs on price22.15%
Cash needed£60,398
Δ vs Rent it out Monthly profit+£263
+1 room (4 total)
Monthly profit+£348
Return before costs on price21.19%
Cash needed£70,398
Extra rent+£574/mo
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Uncertain · 38% 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 34% (41 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.
£41,499–£78,000full refurb + room split
⚠️ Capped at 60% of £130,000 asking (£78,000). Raw model: £48,990–£92,080. Verify with a surveyor before offering.
What's in this cost
- Kitchen£7,319–£14,638
- 1 × bathroom£4,828–£8,852
- Rewire£3,354–£5,870
- Replumb£2,516–£5,032
- Windows£8,386–£15,095
- Paint + decor£5,870–£10,902
- Flooring£9,225–£17,611
Based on 61 HMO comps within 5.3 km
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
No coordinates available — verify address with the agent.
Transport score100 / 100
Wigan 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 & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- OutstandingSt Marie's Catholic Primary School StandishPrimary · Voluntary aided school · WN6 0LF
- GoodStandish St Wilfrid's Church of England Primary AcademyPrimary · Academy converter · WN6 0XB
- Not ratedMy Life LearningNot applicable · Special post 16 institution · WN6 0PP
- Not ratedMy Oasis Therapeutic Alternative ProvisionNot applicable · Other independent special school · WN6 0DA
- Not ratedWood Fold Primary SchoolPrimary · Community school · WN6 0TS
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£13,176
Section 24 credit£0
Annual tax due£523
Post-tax Monthly profit annual£1,724
Exit costs
Projected sale price (5y · 2%/yr growth)£143,531
Capital gain (pre-CGT)£13,531
Sale costs (~2.5%)£3,588
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£13,366
Rates as of Oct 2024
Acquisition costs
£111,491cash neededPurchase price£130,000
Deposit (25%)£32,500
Stamp duty+5% additional-property surcharge£6,600
Refurb£67,741
Legal + survey£1,700
Mortgage fees£2,950
Total cash neededdeposit + costs (loan covers the rest)£111,491
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Offered to the market for the first time in around 100 years, this three-bedroom semi-detached home presents a rare opportunity to acquire a property that has never previously been available on the open market. Situated in the highly sought-after village of Standish, it offers exceptional potential for buyers looking to create their ideal family home. Requiring full modernisation throughout, the property is offered with no onward chain and vacant possession, making it an exce…
Listing metarightmove · Tracy Phillips Estates
About this listing
79 days · RightmovePrice history
No price history available.
Monthly profit
+£152
Cash needed
£111K
Return after costs
1.63%
IRR
2.47%
Listed 79d ago
3 bedroom semi-detached house for sale
semi-detached · 3 bed · 1 bath
£130,000
est £1,098 · 10.14% gross
Chain free
84/100
Strong
15.90% Rent by the room strategy — market rent unverified, verify locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.14% Return before costs — above-market
15.9% Rent by the room Return before costs — conversion play
Chain free
Price
£130K
Return before costs (best)
15.90%
Rent by the room
Bedrooms
3
1 bath
Energy rating
—
Energy rating
Run the numbers
What-if calculator
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: £1,046–£1,153/mo · n=11
Financing
DepositYour cash in — the rest is the mortgage25% · £32,500
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£50,806–£94,837 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £97,500 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
+£152
after mortgage, operating costs & tax
Rent in£1,098/mo gross
£1,056/mo collected · £42/mo lost to voids
Where it goes
£508Mortgage£361Costs
£152/mo left as profit · 14% of rent kept
Mortgage£508
Costs£361
Management£110
Maintenance£67
Insurance£20
CapEx reserve£55
Voids + council tax£5
Ltd co. accounts£104
Tax£36
Profit+£152
Returns
Return before costs on price10.14%
Cash return on cash1.63%
Gross margin£695
Cash needed£111,491
Monthly profit payback61y 4m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.00
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 | £13,176 | £4,329 | £6,094 | £0 | £523 | £2,230 | £2,230 |
| Year 2 | £13,571 | £4,459 | £6,094 | £0 | £574 | £2,445 | £4,675 |
| Year 3 | £13,978 | £4,593 | £6,094 | £0 | £626 | £2,666 | £7,341 |
| Year 4 | £14,398 | £4,730 | £6,094 | £0 | £679 | £2,895 | £10,236 |
| Year 5 | £14,830 | £4,872 | £6,094 | £0 | £734 | £3,130 | £13,366 |
Rent by the room upside
What we verified
4005
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▾
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
Area▾
Crimepolice.uk · monthlyNo location
SchoolsGIAS · OfstedNo postcode
FloodEA Flood Map · England onlyNo location
Investor profile▾
Tenant profileBeds + postcode heuristicUnknown
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miLoading nearby sold…
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,219
Annual rental tax£427
CGT yr 5£0 · company level
5y net total£13,366
Acquisition costs
25% deposit£32,500
Stamp duty£6,600
Refurb£67,741
Legal + survey£1,700
Mortgage + broker£2,950
Cash needed£111,491
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
Offered to the market for the first time in around 100 years, this three-bedroom semi-detached home presents a rare opportunity to acquire a property that has never previously been available on the open market. Situated in the highly sought-after village of Standish, it offers exceptional potential for buyers looking to create their ideal family home. Requiring full modernisation throughout, the property is offered with no onward chain and vacant possession, making it an exce…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice