-0.3% 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
−£16/mo
You top up £16/mo
Price
£100K
No local sold comps to compare
Return · IRR
-0.3%/yr
Loses money over 5 years
Cash to get in
£47K
Deposit + fees + refurb
Return before costson price10.66%5-yr return on cash 5%Rent est. £888 (£845–£933)
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: £845–£933/mo · n=45
Financing
DepositYour cash in — the rest is the mortgage25% · £24,988
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 £74,962.5 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 history31d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£17,000 in 2003 → £99,950 asking
+487.9%in 23y
2003£17,000+21.4% in 4y
1999£14,000—
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 — +£91/mo · £107/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
10.66%
-£16
£47,043
4.6%
Low
Feasible
Housing-benefit rent
6.88%
-£311
£47,043
-32.9%
Med
Feasible
⭐ Council lease
10.66%
+£91
£47,043
14.9%
Low
Feasible
Refurb & refinance
10.66%
-£16
£57,063
3.8%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£325
£124,529
-4%
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
+£401/mo cash flow vs Rent it out if converted to Rent by the room
28.81% Return before costs on price converted vs 10.66% as-is
As-is Rent it out
Monthly profit+£103
Return before costson price10.66%
Cash needed£36,886
If converted to Rent by the room
Monthly profit+£504
Return before costson price28.81%
Cash needed£52,886
Δ vs Rent it outMonthly profit+£401
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
Planning approval likelihood
Likely approvable · 68% likely
low confidence
Article 4 direction applies — planning permission required for C3->C4 HMO
concentration ~1.0% within 100m (1 known HMOs) — below the 10% threshold
local council HMO approval rate 68% (66 decisions)
1 known HMO within 100 m · ≈1.0% 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.
£31,791–£59,970full refurb + room split
⚠️ Capped at 60% of £99,950 asking (£59,970). Raw model: £48,630–£91,735. Verify with a surveyor before offering.
What's in this cost
Kitchen£6,001–£12,002
1 × bathroom£4,020–£7,371
Rewire£2,353–£4,119
Replumb£1,765–£3,530
Windows£5,884–£10,590
Paint + decor£4,707–£8,825
Flooring£7,060–£13,532
Comparables
sold within 0.5 mi
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
1 known HMO within 100 m · ≈1.0% 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
St Peter's CofE Primary School
Primary · Voluntary aided school · BL4 9JT
Good
St James's Church of England High School
Secondary · Academy converter · BL4 9RU
Good
Kearsley West Primary School
Primary · Community school · BL4 9BZ
Not rated
St James CofE Primary School, Farnworth
Primary · Academy converter · BL4 9QB
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
-£234/yr kept
Annual gross rent£10,656
Section 24 credit£0
Annual tax due£41
Post-tax Monthly profitannual-£234
Exit costs
£2,151 after CGT
Projected sale price (5y · 2%/yr growth)£110,353
Capital gain (pre-CGT)£10,403
Sale costs (~2.5%)£2,759
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£2,151
Rates as of Oct 2024
Acquisition costs
£47,043cash needed
Purchase price£99,950
Deposit (25%)£24,988
Stamp duty+5% additional-property surcharge£4,998
Refurb£12,558
Legal + survey£2,000
Mortgage fees£2,499
Total cash neededdeposit + costs (loan covers the rest)£47,043
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
FOR SALE WITH NO ONWARD CHAIN! REQUIRES A FULL MODERNISATION AND REFURBISHMENT THROUGHOUT! PRICED ACCORDINGLY! CASH INVESTORS WANTED! A spacious 2 bedroom mid terrace home, set back in an elevated position, off Bolton Rd, in the Kearsley area of Bolton. Briefly comprises of the following, a spacious lounge and kitchen plus a rear yard with gated off road parking available. To the upper floor, you will find a family bathroom with a 3 piece suite in white, including a basin, to…
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.66% Return before costs — above-market
Price
£100K
Return before costs
10.66%
est rent £888/monot enough comparablesRange £845–£933/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: £845–£933/mo · n=45
Financing
DepositYour cash in — the rest is the mortgage25% · £24,988
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 £74,962.5 loan + £1,000 booking fee
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 mi
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£975
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£2,151
Acquisition costs
£47K
25% deposit£24,988
Stamp duty£4,998
Refurb£12,558
Legal + survey£2,000
Mortgage + broker£2,499
Cash needed£47,043
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyRightmove
FOR SALE WITH NO ONWARD CHAIN! REQUIRES A FULL MODERNISATION AND REFURBISHMENT THROUGHOUT! PRICED ACCORDINGLY! CASH INVESTORS WANTED! A spacious 2 bedroom mid terrace home, set back in an elevated position, off Bolton Rd, in the Kearsley area of Bolton. Briefly comprises of the following, a spacious lounge and kitchen plus a rear yard with gated off road parking available. To the upper floor, you will find a family bathroom with a 3 piece suite in white, including a basin, to…