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Year 5 disposal
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25/ 100
Weak
10.49% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 10.5% Rent by the room return before costs (net 5.61% after CapEx + bills) — conversion play
Why to be cautious
- Monthly profit −£140/mo — mildly negative — equity build may cover
- -1.9% 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.
- 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
−£140/mo
You top up £140/mo
Price
£185K
No local sold comps to compare
Return · IRR
-1.9%/yr
Loses money over 5 years
Cash to get in
£77K
Deposit + fees + refurb
Return before costs on price · Rent by the room 10.49%5-yr return on cash -5%Rent est. £997 (£880–£1,130)
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: £880–£1,130/mo · n=30
Financing
DepositYour cash in — the rest is the mortgage25% · £46,250
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £138,750 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
-£140
after mortgage, operating costs & tax
Rent in£997/mo gross
£959/mo collected · £38/mo lost to voids
Where it goes
£752Mortgage£348Costs
Outgoings exceed rent — you top up £140/mo
Mortgage£752
Costs£348
Management£100
Maintenance£67
Insurance£20
CapEx reserve£50
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£140
Returns
Return before costs on price6.47%
Cash return on cash-2.18%
Gross margin£611
Cash needed£77,286
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.28
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 | £11,964 | £4,170 | £9,019 | £0 | £0 | -£1,225 | -£1,225 |
| Year 2 | £12,323 | £4,295 | £9,019 | £0 | £0 | -£991 | -£2,216 |
| Year 3 | £12,693 | £4,424 | £9,019 | £0 | £0 | -£750 | -£2,966 |
| Year 4 | £13,073 | £4,557 | £9,019 | £0 | £0 | -£502 | -£3,468 |
| Year 5 | £13,466 | £4,693 | £9,019 | £0 | £0 | -£247 | -£3,715 |
Disposal gain (gross)-£13,112
CGT£0
Net Disposal proceeds£199,149
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Conversion approvability
Per-property planning assessment
Uncertain36% likely
Confidence: low
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 20% (10 decisions)
- NOTE: council HMO concentration policy not curated — the modal English policy (10% within 100m) is shown as an indication, not this council's adopted threshold
- NO HMO concentration data for this council: neither a licensed register nor granted change-of-use decisions nearby. This is ABSENCE OF DATA, not absence of HMOs — verify with the council before relying on it
Rent by the room concentration nearby
≈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.
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
Rates as of May 2026
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
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 profileFamily let
Tenant profilelikely cohortFY3 9RN · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Lancaster University · 27.3 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
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
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
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Check council
The council's HMO page lists the current mandatory fee plus any additional / selective scheme that catches smaller HMOs.
Mandatory licensing applies to 5+ sharer HMOs (Housing Act 2004)
Find council HMO page →Price & sale history43d on marketno cuts yet
Strategy matrix
Council lease wins — -£95/mo · £45/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 | 6.47% | -£140 | £77,286 | -4.8% | Low | Feasible |
| Housing-benefit rent | 4.04% | -£487 | £77,286 | -32.6% | Med | Feasible |
| ⭐ Council lease | 6.47% | -£95 | £77,286 | -4.2% | Low | Feasible |
| Refurb & refinance | 6.47% | -£140 | £92,580 | -4.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£191 | £218,305 | 2% | Med | Feasible |
| Rent by the room | 10.49% | -£875 | £103,286 | -43.5% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Fylde Coast · cap £623/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Fylde Coast
- LHA monthly cap:
- £623
- Scheme type:
- none
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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
+£351/mo cash flow vs Rent it out if converted to Rent by the room
15.57% Return before costs on price converted vs 6.47% as-is
🔓 +3 bedrooms potential
medium confidenceUnlocks ~£19,404/yr extra rent
3 → 6 lettable rooms · ~8.9% gross at max
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 7 habitable rooms (3 beds + 4 reception(s)) in 104 m²; convert 3 spare room(s) to bedrooms, keeping one reception as the lounge → up to 6 lettable rooms (incl. the garage — convertible to a bedroom or the communal area); sized to Blackpool adopted standard (6.51/10.22 m²; Fylde Coast Amenity/Space Standards for HMOs (Blackpool, Fylde and Wyre Councils)); adds ~£1,617/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); mandatory HMO licence (5+ persons, England); 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 → 6 bed HMOuplift 6.47% → 8.92%
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)
1× Double @ £559/mo1× Single @ £440/mo1× En-suite @ £618/mo
≈ £1,617/mo gross room income
As-is Rent it out
Monthly profit-£116
Return before costs on price6.47%
Cash needed£58,148
If converted to Rent by the room
Monthly profit+£235
Return before costs on price15.57%
Cash needed£74,148
Δ vs Rent it out Monthly profit+£351
+3 rooms (6 total)
Monthly profit+£723
Return before costs on price20.98%
Cash needed£104,148
Extra rent+£1,617/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 · 36% 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 20% (10 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.
£48,990–£92,080full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£3,960–£6,930
- Replumb£2,970–£5,940
- Windows£9,900–£17,820
- Paint + decor£6,930–£12,870
- Flooring£10,890–£20,790
Based on 693 HMO comps within 2.5 km
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
Article 4 Direction - C3 to C4 HMO
≈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
- Not ratedEducational DiversityNot applicable · Academy alternative provision converter · FY3 9JW
- Not ratedPark Community AcademyNot applicable · Academy special converter · FY3 9HF
- Not ratedWoodlands SchoolNot applicable · Community special school · FY3 9HF
- Not ratedStanley Primary SchoolPrimary · Academy converter · FY3 9UT
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£11,964
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,685
Exit costs
Projected sale price (5y · 2%/yr growth)£204,255
Capital gain (pre-CGT)£19,255
Sale costs (~2.5%)£5,106
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-£3,715
Rates as of Oct 2024
Acquisition costs
£77,286cash neededPurchase price£185,000
Deposit (25%)£46,250
Stamp duty+5% additional-property surcharge£10,450
Refurb£15,111
Legal + survey£1,700
Mortgage fees£3,775
Total cash neededdeposit + costs (loan covers the rest)£77,286
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Offered to the market with no onward chain, this attractive three-bedroom semi-detached home set on a corner plot is ideally situated in a sought-after residential location, just a short distance from the beautiful Stanley Park, Blackpool Zoo and Victoria Hospital.
The property offers well-proportioned and versatile living accommodation throughout, comprising a welcoming entrance hallway, a spacious and inviting living room, and a separate dining room, providing the perfect…
Floor plans
Listing metarightmove · Entwistle Green
About this listing
43 days · RightmovePrice history
5-year price trend
Monthly profit
−£140
Cash needed
£77K
Return after costs
-2.18%
IRR
-1.85%
Listed 43d ago
Weymouth Road, Blackpool, Lancashire, FY3
semi-detached · 3 bed · 1 bath
£185,000
est £997 · 6.47% gross
1 / 25
25/100
Marginal
10.49% Rent by the room strategy — market rent unverified, verify locally.
10.5% Rent by the room Return before costs — conversion play
Price
£185K
Return before costs (best)
10.49%
Rent by the room
Bedrooms
3
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: £880–£1,130/mo · n=30
Financing
DepositYour cash in — the rest is the mortgage25% · £46,250
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £138,750 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
-£140
after mortgage, operating costs & tax
Rent in£997/mo gross
£959/mo collected · £38/mo lost to voids
Where it goes
£752Mortgage£348Costs
Outgoings exceed rent — you top up £140/mo
Mortgage£752
Costs£348
Management£100
Maintenance£67
Insurance£20
CapEx reserve£50
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£140
Returns
Return before costs on price6.47%
Cash return on cash-2.18%
Gross margin£611
Cash needed£77,286
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.28
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Fylde Coast · cap £623/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Fylde Coast
- LHA monthly cap:
- £623
- Scheme type:
- none
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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 | £11,964 | £4,170 | £9,019 | £0 | £0 | -£1,225 | -£1,225 |
| Year 2 | £12,323 | £4,295 | £9,019 | £0 | £0 | -£991 | -£2,216 |
| Year 3 | £12,693 | £4,424 | £9,019 | £0 | £0 | -£750 | -£2,966 |
| Year 4 | £13,073 | £4,557 | £9,019 | £0 | £0 | -£502 | -£3,468 |
| Year 5 | £13,466 | £4,693 | £9,019 | £0 | £0 | -£247 | -£3,715 |
Rent by the room upside
What we verified
5007
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 · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,804
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£3,715
Acquisition costs
25% deposit£46,250
Stamp duty£10,450
Refurb£15,111
Legal + survey£1,700
Mortgage + broker£3,775
Cash needed£77,286
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 with no onward chain, this attractive three-bedroom semi-detached home set on a corner plot is ideally situated in a sought-after residential location, just a short distance from the beautiful Stanley Park, Blackpool Zoo and Victoria Hospital.
The property offers well-proportioned and versatile living accommodation throughout, comprising a welcoming entrance hallway, a spacious and inviting living room, and a separate dining room, providing the perfect…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice