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Year 5 disposal
BMV -10%
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40/ 100
Caution
7.20% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.20% return before costs — above-market
- Priced below market -10% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£67/mo — mildly negative — equity build may cover
- -0.9% 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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£67/mo
You top up £67/mo
Price vs market
Below market value
-10% vs 12 sold · interior unseen
Return · IRR
-0.9%/yr
Loses money over 5 years
Cash left in
£49K
Stays in after refinancing at value
Price £140KCash to buy £61KReturn before costs on price 7.20%5-yr return on cash -0%Rent est. £840 (£808–£873)
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: £808–£873/mo · n=89
Financing
DepositYour cash in — the rest is the mortgage25% · £34,999
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 (£10,136–£18,920 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £104,996.25 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£67
after mortgage, operating costs & tax
Rent in£840/mo gross
£808/mo collected · £32/mo lost to voids
Where it goes
£569Mortgage£306Costs
Outgoings exceed rent — you top up £67/mo
Mortgage£569
Costs£306
Management£84
Maintenance£50
Insurance£20
CapEx reserve£42
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£67
Returns
Return before costs on price7.20%
Cash return on cash-1.32%
Gross margin£502
Cash needed£60,613
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.42
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 | £10,080 | £3,669 | £6,825 | £0 | £0 | -£413 | -£413 |
| Year 2 | £10,382 | £3,779 | £6,825 | £0 | £0 | -£221 | -£634 |
| Year 3 | £10,694 | £3,892 | £6,825 | £0 | £0 | -£23 | -£657 |
| Year 4 | £11,015 | £4,009 | £6,825 | £0 | £34 | £147 | -£510 |
| Year 5 | £11,345 | £4,129 | £6,825 | £0 | £74 | £317 | -£192 |
Disposal gain (gross)-£11,807
CGT£0
Net Disposal proceeds£150,702
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
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 profileMixed demand
Tenant profilelikely cohortBL6 5PU · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Manchester Metropolitan · 24 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 · 766 sqft
£21k–£41k
£ per sqft
building cost only
£27–£54
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,362–£9,958
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,426–£16,086
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history18d on market2 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£80,000 in 2020 → £139,995 asking
+75.0%in 6y
- 2020£80,000+138.8% in 18y
- 2002£33,500+86.6% in 1y
- 2001£17,950—
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 — +£45/mo · £111/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 | 7.20% | -£67 | £60,613 | -0.3% | Low | Feasible |
| Housing-benefit rent | 4.91% | -£322 | £60,613 | -25.8% | Med | Feasible |
| ⭐ Council lease | 7.20% | +£45 | £60,613 | 7.5% | Low | Feasible |
| Refurb & refinance | 7.20% | -£67 | £73,019 | -0.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£174 | £167,915 | 1% | 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
- 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 impact
Local lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
+£445/mo cash flow vs Rent it out if converted to Rent by the room
20.57% Return before costs on price converted vs 7.20% as-is
🔓 +1 bedroom potential
medium confidence2 → 3 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 4 habitable rooms (2 beds + 2 reception(s)) in 71 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 3 lettable rooms (1 double, 0 single); sized to Bolton adopted standard (6.51/10.22 m²; Bolton Council HMO licence guidance page (national minimum room-size standards applied); Fees and Charges page; consultation on proposed boroughwide Additional Licensing Scheme (2 Feb-19 Apr 2026)); 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.
2 → 3 bed HMO+1 double
Sized to Bolton'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.
As-is Rent it out
Monthly profit-£68
Return before costs on price7.20%
Cash needed£46,897
If converted to Rent by the room
Monthly profit+£377
Return before costs on price20.57%
Cash needed£62,897
Δ vs Rent it out Monthly profit+£445
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
- 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.
£43,672–£82,489full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 1 × bathroom£6,150–£11,275
- Rewire£3,064–£5,362
- Replumb£2,298–£4,596
- Windows£7,660–£13,788
- Paint + decor£6,128–£11,490
- Flooring£9,192–£17,618
Comparables
sold within 0.5 miWide · CV 32.7%Med confidence
Loading nearby sold…
Location & area intelligence
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
- OutstandingBlackrod Primary SchoolPrimary · Community school · BL6 5SY
- Not ratedBlackrod Anglican/Methodist Primary SchoolPrimary · Voluntary controlled school · BL6 5DE
- Not ratedSt Catherine's CofE Primary SchoolPrimary · Academy converter · BL6 5SJ
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£10,080
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£801
Exit costs
Projected sale price (5y · 2%/yr growth)£154,566
Capital gain (pre-CGT)£14,571
Sale costs (~2.5%)£3,864
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-£192
Rates as of Oct 2024
Acquisition costs
£60,613cash neededPurchase price£139,995
Deposit (25%)£34,999
Stamp duty+5% additional-property surcharge£7,300
Refurb£13,514
Legal + survey£1,700
Mortgage fees£3,100
Total cash neededdeposit + costs (loan covers the rest)£60,613
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Ben Rose Estate Agents are pleased to present to market this charming two-bedroom mid terrace property, offering a fantastic opportunity for couples, first time buyers or those looking for a well-positioned home with versatile additional space. The property combines well-proportioned accommodation with attractive period features and is situated in the popular town of Horwich, surrounded by a wide range of everyday amenities, shops, cafés and leisure facilities. Horwich also b…
Floor plans
Nearby active comparables12 rentals · 5 deals
Comparable rentals
BL6 · same beds + typeMedian nearby: £825/mo · 10 of 12 already let-£15 vs our est
- Tredgold Street, Horwich, Bolton, Lan…Let2b£825/moMay 2026
- Victoria Road, Horwich, Bolton, BL6Let2b£795/moMay 2026
- Scot Lane, Blackrod, Bolton, BL62b£850/moMay 2026
- Hawksley Street, Horwich, BL62b£850/moMay 2026
- Station Road, Blackrod, Bolton, BL6Let2b£800/moMay 2026
- New Street, Blackrod, Bolton, BL6 5AGLet2b£925/moMay 2026
- Victoria Road, Horwich, Bolton BL6Let2b£795/moMay 2026
- Station Road, Blackrod, Bolton BL6Let2b£825/moMay 2026
- Hawksley Street, Horwich BL6Let2b£850/moMay 2026
- Stanley Grove, Horwich, Bolton BL6Let2b£820/moDec 2025
- Barlow Street, Horwich, Bolton BL6Let2b£895/moDec 2025
- Nasmyth Street, Horwich, Bolton, Grea…Let2b£795/moJun 2025
Listing metarightmove · Ben Rose
About this listing
18 days · RightmovePrice history
5-year price trend
Monthly profit
−£67
Cash needed
£61K
Return after costs
-1.32%
IRR
-0.94%
Listed 18d ago
Iron Street, Horwich, Bolton
terraced · 2 bed · 1 bath · 766 sqft
£139,995
est £840 · 7.20% gross
EPC D
Priced below market
1 / 19
40/100
Caution
7.20% — verify the rent + comps locally.
Priced below market -10% vs 12 nearby sold (last 12 mo)
7.20% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£140K
10% below sold comps
Return before costs
7.20%
est rent £840/monot enough comparablesRange £808–£873/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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: £808–£873/mo · n=89
Financing
DepositYour cash in — the rest is the mortgage25% · £34,999
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 (£10,136–£18,920 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £104,996.25 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£67
after mortgage, operating costs & tax
Rent in£840/mo gross
£808/mo collected · £32/mo lost to voids
Where it goes
£569Mortgage£306Costs
Outgoings exceed rent — you top up £67/mo
Mortgage£569
Costs£306
Management£84
Maintenance£50
Insurance£20
CapEx reserve£42
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£67
Returns
Return before costs on price7.20%
Cash return on cash-1.32%
Gross margin£502
Cash needed£60,613
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.42
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Bolton and Bury · cap £573/mo
Housing-benefit rent scheme detail
- 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
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 | £10,080 | £3,669 | £6,825 | £0 | £0 | -£413 | -£413 |
| Year 2 | £10,382 | £3,779 | £6,825 | £0 | £0 | -£221 | -£634 |
| Year 3 | £10,694 | £3,892 | £6,825 | £0 | £0 | -£23 | -£657 |
| Year 4 | £11,015 | £4,009 | £6,825 | £0 | £34 | £147 | -£510 |
| Year 5 | £11,345 | £4,129 | £6,825 | £0 | £74 | £317 | -£192 |
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 typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPC~£3,000–£7,000 to upgrade to CD
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 32.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,365
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£192
Acquisition costs
25% deposit£34,999
Stamp duty£7,300
Refurb£13,514
Legal + survey£1,700
Mortgage + broker£3,100
Cash needed£60,613
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
Ben Rose Estate Agents are pleased to present to market this charming two-bedroom mid terrace property, offering a fantastic opportunity for couples, first time buyers or those looking for a well-positioned home with versatile additional space. The property combines well-proportioned accommodation with attractive period features and is situated in the popular town of Horwich, surrounded by a wide range of everyday amenities, shops, cafés and leisure facilities. Horwich also b…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice