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Year 5 disposal
BMV -37%
⊞ View all 26
37/ 100
Weak
15.29% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 15.29% return before costs — above-market
- Priced below market -37% vs 4 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC B — MEES compliant
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£27/mo — mildly negative — equity build may cover
- -1.5% 5y IRR — capital outlay disproportionate to returns
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£27/mo
You top up £27/mo
Price vs market
Below market value
-37% vs 4 sold · interior unseen
Return · IRR
-1.5%/yr
Loses money over 5 years
Cash left in
£7K
Stays in after refinancing at value
Price £55KCash to buy £31KReturn before costs on price 15.29%5-yr return on cash 2%Rent est. £701 (£643–£764)
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: £643–£764/mo · n=72
Financing
DepositYour cash in — the rest is the mortgage25% · £13,750
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 £41,250 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
-£27
after mortgage, operating costs & tax
Rent in£701/mo gross
£674/mo collected · £27/mo lost to voids
Where it goes
£223Mortgage£478Costs
Outgoings exceed rent — you top up £27/mo
Mortgage£223
Costs£478
Management£70
Maintenance£67
Insurance£20
CapEx reserve£35
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£27
Returns
Return before costs on price15.29%
Cash return on cash-1.06%
Gross margin£196
Cash needed£31,089
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress3.02
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 | £8,412 | £5,735 | £2,681 | £0 | £0 | -£5 | -£5 |
| Year 2 | £8,664 | £5,907 | £2,681 | £0 | £14 | £62 | £57 |
| Year 3 | £8,924 | £6,085 | £2,681 | £0 | £30 | £128 | £186 |
| Year 4 | £9,192 | £6,267 | £2,681 | £0 | £46 | £198 | £383 |
| Year 5 | £9,468 | £6,455 | £2,681 | £0 | £63 | £268 | £652 |
Disposal gain (gross)-£11,308
CGT£0
Net Disposal proceeds£59,206
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 ratingB
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand B
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
OK
Floor
EWS1 typically required above 18m
Floor 0
Lender impact
Ground floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
Mortgageable
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 cohortBB2 1AR · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Lancaster University · 34.9 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 history29d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£185,000 in 2021 → £55,000 asking
-70.3%in 5y
- 2021£185,000-7.3% in 5y
- 2016£199,500—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Council lease wins — +£5/mo · £32/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 | 15.29% | -£27 | £31,089 | 2.1% | Low | Feasible |
| Housing-benefit rent | 10.34% | -£246 | £31,089 | -40.3% | Med | Feasible |
| ⭐ Council lease | 15.29% | +£5 | £31,089 | 3.2% | Low | Feasible |
| Refurb & refinance | 15.29% | -£27 | £38,145 | 1.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £74,820 | -13% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA East Lancs · cap £474/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- East Lancs
- LHA monthly cap:
- £474
- 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
+£524/mo cash flow vs Rent it out if converted to Rent by the room
52.36% Return before costs on price converted vs 15.29% as-is
As-is Rent it out
Monthly profit+£122
Return before costs on price15.29%
Cash needed£25,648
If converted to Rent by the room
Monthly profit+£646
Return before costs on price52.36%
Cash needed£41,648
Δ vs Rent it out Monthly profit+£524
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
£33,000
Range: £28,050 – £37,950
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£17,526–£33,000full refurb + room split
⚠️ Capped at 60% of £55,000 asking (£33,000). Raw model: £42,690–£80,380. Verify with a surveyor before offering.
What's in this cost
- Kitchen£3,547–£7,094
- 1 × bathroom£2,340–£4,290
- Rewire£1,330–£2,328
- Replumb£998–£1,995
- Windows£3,325–£5,986
- Paint + decor£2,328–£4,323
- Flooring£3,658–£6,983
Comparables
sold within 0.5 miWide · CV 25.8%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodAshworth Nursery SchoolNursery · Local authority nursery school · BB2 1QU
- GoodSt Anne's Roman Catholic Primary School BlackburnPrimary · Voluntary aided school · BB2 1LQ
- GoodSt Barnabas and St Paul's Church of England Voluntary Aided Primary SchoolPrimary · Voluntary aided school · BB2 1SN
- Not ratedBlackburn College16 plus · Further education · BB2 1LH
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£8,412
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£328
Exit costs
Projected sale price (5y · 2%/yr growth)£60,724
Capital gain (pre-CGT)£5,724
Sale costs (~2.5%)£1,518
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£652
Rates as of Oct 2024
Acquisition costs
£31,089cash neededPurchase price£55,000
Deposit (25%)£13,750
Stamp duty+5% additional-property surcharge£2,750
Refurb£10,764
Legal + survey£2,000
Mortgage fees£1,825
Total cash neededdeposit + costs (loan covers the rest)£31,089
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A UNIQUE TWO BEDROOM GROUND FLOOR APARTMENT
Located on the edge of the beautiful Ribble Valley, this charming ground floor apartment is situated within a delightful retirement village complex, specifically designed for those aged 60 and over. The property boasts two generously sized double bedrooms, providing ample space for relaxation and comfort.
The modern wet room is both practical and stylish, ensuring ease of access and convenience. The spacious kitchen is a highlight…
Floor plans
Nearby active comparables4 deals
Comparable rentals
BB2 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metarightmove · Keenans Estate Agents
About this listing
29 days · RightmovePrice history
5-year price trend
Monthly profit
−£27
Cash needed
£31K
Return after costs
-1.06%
IRR
-1.45%
Listed 29d ago
Preston New Road, Blackburn
flat · 2 bed · 1 bath
£55,000
est £701 · 15.29% gross
EPC B
Priced below market
1 / 26
37/100
Marginal
15.29% — verify the rent + comps locally.
Priced below market -37% vs 4 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
15.29% Return before costs — above-market
Price
£55K
37% below sold comps
Return before costs
15.29%
est rent £701/mo72 comps within 1 kmRange £643–£764/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
B
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: £643–£764/mo · n=72
Financing
DepositYour cash in — the rest is the mortgage25% · £13,750
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 £41,250 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
-£27
after mortgage, operating costs & tax
Rent in£701/mo gross
£674/mo collected · £27/mo lost to voids
Where it goes
£223Mortgage£478Costs
Outgoings exceed rent — you top up £27/mo
Mortgage£223
Costs£478
Management£70
Maintenance£67
Insurance£20
CapEx reserve£35
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£27
Returns
Return before costs on price15.29%
Cash return on cash-1.06%
Gross margin£196
Cash needed£31,089
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress3.02
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA East Lancs · cap £474/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- East Lancs
- LHA monthly cap:
- £474
- 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 | £8,412 | £5,735 | £2,681 | £0 | £0 | -£5 | -£5 |
| Year 2 | £8,664 | £5,907 | £2,681 | £0 | £14 | £62 | £57 |
| Year 3 | £8,924 | £6,085 | £2,681 | £0 | £30 | £128 | £186 |
| Year 4 | £9,192 | £6,267 | £2,681 | £0 | £46 | £198 | £383 |
| Year 5 | £9,468 | £6,455 | £2,681 | £0 | £63 | £268 | £652 |
Rent by the room upside
What we verified
3306
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 ratingB
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 let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miWide · CV 25.8%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£536
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£652
Acquisition costs
25% deposit£13,750
Stamp duty£2,750
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£1,825
Cash needed£31,089
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
A UNIQUE TWO BEDROOM GROUND FLOOR APARTMENT
Located on the edge of the beautiful Ribble Valley, this charming ground floor apartment is situated within a delightful retirement village complex, specifically designed for those aged 60 and over. The property boasts two generously sized double bedrooms, providing ample space for relaxation and comfort.
The modern wet room is both practical and stylish, ensuring ease of access and convenience. The spacious kitchen is a highlight…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice