Monthly profit +£224/mo from completion — the no.1 reason to invest
21.88% return before costs — above-market
Priced below market -29% vs 12 nearby sold (last 12 mo) — instant equity
8.1% 5y IRR — strong total return on capital
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
+£224/mo
Pays you every month, net of costs
Price vs market
Below market value
-29% vs 12 sold · interior unseen
Return · IRR
8.1%/yr
Solid annualised return
Cash left in
£16K
Stays in after refinancing at value
Price £60KCash to buy £34KReturn before costson price21.88%5-yr return on cash 50%Rent est. £1,094 (£873–£1,371)
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: £873–£1,371/mo · n=117
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 (£9,419–£17,581 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
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 history39d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£105,805 in 2005 → £60,000 asking
-43.3%in 21y
2005£105,805—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Compare 7 strategies side-by-side · best shown with ⭐
⭐Council lease wins — +£352/mo · £128/mo ahead of Rent it out
Strategy
Return before costson price
Monthly profit
Cash needed
5y Return on your cashon cash
Risk
Feasibility
Rent it out
21.88%
+£224
£34,458
49.8%
Low
Feasible
Housing-benefit rent
11.46%
-£186
£34,458
-23.7%
Med
Feasible
⭐ Council lease
21.88%
+£352
£34,458
67.2%
Low
Feasible
Refurb & refinance
21.88%
+£224
£42,481
40.4%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£361
£82,581
-14%
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
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Bolton and Bury
LHA monthly cap:
£573
Scheme type:
leasing
Premium:
+1000% premium over LHA cap
Typical lease:
0 years lease
Management:
management covered by council
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
+£265/mo cash flow vs Rent it out if converted to Rent by the room
48.00% Return before costs on price converted vs 21.88% as-is
As-is Rent it out
Monthly profit+£365
Return before costson price21.88%
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+£265
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
Planning approval likelihood
Likely approvable · 68% 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 68% (66 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.
£19,145–£36,000full refurb + room split
⚠️ Capped at 60% of £60,000 asking (£36,000). Raw model: £54,780–£103,010. Verify with a surveyor before offering.
What's in this cost
Kitchen£3,208–£6,416
2 × bathroom£4,299–£7,881
Rewire£1,258–£2,202
Replumb£944–£1,887
Windows£3,145–£5,662
Paint + decor£2,516–£4,718
Flooring£3,774–£7,234
Comparables
sold within 0.5 mi
Wide · CV 41.8%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
Bolton 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 & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
LifeBridge ASEND
Not applicable · Special post 16 institution · BL1 2XN
Not rated
Gaskell Community Primary School
Primary · Community school · BL1 2QG
Not rated
St Matthew's CofE Primary School, Bolton
Primary · Voluntary controlled school · BL1 2JL
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
£2,591/yr kept
Annual gross rent£13,128
Section 24 credit£0
Annual tax due£726
Post-tax Monthly profitannual£2,591
Exit costs
£17,168 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£17,168
Rates as of Oct 2024
Acquisition costs
£34,458cash needed
Purchase price£60,000
Deposit (25%)£15,000
Stamp duty+5% additional-property surcharge£3,000
Refurb£12,558
Legal + survey£2,000
Mortgage fees£1,900
Total cash neededdeposit + costs (loan covers the rest)£34,458
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A well-presented, two-bedroom, ninth-floor apartment situated within walking distance to Bolton Town Centre with great access to transport links for access to Manchester City Centre and local areas and amenities. The property comprises hallway, an open plan lounge/dining area, two bedrooms with the main bedroom having an ensuite and a three-piece bathroom suite with a shower over the bath. The property benefits from electric central heating, double glazing, intercom access, n…
Priced below market -29% vs 12 nearby sold (last 12 mo)
Monthly profit+£224/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
21.88% Return before costs — above-market
Price
£60K
29% below sold comps
Return before costs
21.88%
est rent £1,094/monot enough comparablesRange £873–£1,371/mo (Q1–Q3)
Bedrooms
2
2 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: £873–£1,371/mo · n=117
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 (£9,419–£17,581 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
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 mi
Wide · CV 41.8%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£630
CGT yr 5£0 · company level
5y net total£17,168
Acquisition costs
£34K
25% deposit£15,000
Stamp duty£3,000
Refurb£12,558
Legal + survey£2,000
Mortgage + broker£1,900
Cash needed£34,458
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyRightmove
A well-presented, two-bedroom, ninth-floor apartment situated within walking distance to Bolton Town Centre with great access to transport links for access to Manchester City Centre and local areas and amenities. The property comprises hallway, an open plan lounge/dining area, two bedrooms with the main bedroom having an ensuite and a three-piece bathroom suite with a shower over the bath. The property benefits from electric central heating, double glazing, intercom access, n…