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Year 5 disposal
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Weak
4.94% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£423/mo — significantly negative — real recurring drain
- -6.0% 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
−£423/mo
You top up £423/mo
Price
£255K
Around comparable sold prices
Return · IRR
-6.0%/yr
Loses money over 5 years
Cash to get in
£88K
Deposit + fees + refurb
Return before costs on price 4.94%5-yr return on cash -23%Rent est. £1,050 (£1,012–£1,089)
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: £1,012–£1,089/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £63,750
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 (£1,181–£2,205 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £191,250 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 £200K–£400K
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£423
after mortgage, operating costs & tax
Rent in£1,050/mo gross
£1,010/mo collected · £40/mo lost to voids
Where it goes
£1,036Mortgage£396Costs
Outgoings exceed rent — you top up £423/mo
Mortgage£1,036
Costs£396
Management£105
Maintenance£100
Insurance£28
CapEx reserve£53
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£423
Returns
Return before costs on price4.94%
Cash return on cash-5.78%
Gross margin£613
Cash needed£87,800
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.97
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 | £12,600 | £4,756 | £12,431 | £0 | £0 | -£4,587 | -£4,587 |
| Year 2 | £12,978 | £4,898 | £12,431 | £0 | £0 | -£4,351 | -£8,938 |
| Year 3 | £13,367 | £5,045 | £12,431 | £0 | £0 | -£4,109 | -£13,047 |
| Year 4 | £13,768 | £5,196 | £12,431 | £0 | £0 | -£3,859 | -£16,907 |
| Year 5 | £14,181 | £5,352 | £12,431 | £0 | £0 | -£3,602 | -£20,509 |
Disposal gain (gross)£277
CGT£53
Net Disposal proceeds£274,449
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
Uncertain38% 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 34% (41 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 cohortWN1 3NF · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Manchester Metropolitan · 26 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 history1d on market3 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£220,000 in 2025 → £255,000 asking
+15.9%in 1y
- 2025£220,000+300.4% in 27y
- 1998£54,950+11.0% in 1y
- 1997£49,500-26.1% in 2y
- 1995£66,950—
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 — -£271/mo · £152/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 | 4.94% | -£423 | £87,800 | -23.4% | Low | Feasible |
| Housing-benefit rent | 2.79% | -£835 | £87,800 | -52.9% | Med | Feasible |
| ⭐ Council lease | 4.94% | -£271 | £87,800 | -15.3% | Low | Feasible |
| Refurb & refinance | 4.94% | -£423 | £101,180 | -20.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£232 | £274,855 | 9% | Med | Feasible |
| Rent by the room | 8.05% | -£529 | £87,800 | -24.3% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Wigan · cap £593/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Wigan
- LHA monthly cap:
- £593
- 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
+£360/mo cash flow vs Rent it out if converted to Rent by the room
11.29% Return before costs on price converted vs 4.94% as-is
As-is Rent it out
Monthly profit-£347
Return before costs on price4.94%
Cash needed£75,648
If converted to Rent by the room
Monthly profit+£13
Return before costs on price11.29%
Cash needed£91,648
Δ vs Rent it out Monthly profit+£360
Show conversion detail
Conversion cost estimate
£52,800
Range: £46,200 – £61,600
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Uncertain · 38% 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 34% (41 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.
£56,030–£105,535full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 1 × bathroom£6,150–£11,275
- Rewire£4,400–£7,700
- Replumb£3,300–£6,600
- Windows£11,000–£19,800
- Paint + decor£8,800–£16,500
- Flooring£13,200–£25,300
Comparables
sold within 0.5 miWide · CV 27.2%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Wigan 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 & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodSt Catharine's CofE Primary SchoolPrimary · Voluntary aided school · WN1 3LP
- Not ratedCEWE SchoolNot applicable · Other independent special school · WN1 3JW
- Not ratedDouglas Valley Nursery SchoolNursery · Local authority nursery school · WN1 3SU
- Not ratedSt Patrick's Catholic Primary SchoolPrimary · Voluntary aided school · WN1 3RZ
- Not ratedDean Trust Rose BridgeSecondary · Academy sponsor led · WN1 3HD
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£12,600
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£5,071
Exit costs
Projected sale price (5y · 2%/yr growth)£281,541
Capital gain (pre-CGT)£26,541
Sale costs (~2.5%)£7,039
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-£20,509
Rates as of Oct 2024
Acquisition costs
£87,800cash neededPurchase price£255,000
Deposit (25%)£63,750
Stamp duty+5% additional-property surcharge£15,500
Refurb£1,575
Legal + survey£2,150
Mortgage fees£4,825
Total cash neededdeposit + costs (loan covers the rest)£87,800
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Sapphire Homes are delighted to offer For Sale this immaculately presented 3 bedroom detached family home located in a popular residential location and is within easy reach of bus routes, shops and schools as well as being a brief walk to the Town Centre. The property offers high quality presentation throughout and briefly comprises of entrance / hallway, W.C., spacious lounge and to the rear elevation is a stunning modern fitted kitchen / diner with integrated appliances and…
Floor plans
Listing metarightmove · Sapphire Homes
About this listing
1 days · RightmovePrice history
5-year price trend
Monthly profit
−£423
Cash needed
£88K
Return after costs
-5.78%
IRR
-5.99%
Listed 1d ago
Leyburn Close, Whelley, Wigan, WN1 3NF
detached · 3 bed · 1 bath
£255,000
est £1,050 · 4.94% gross
Priced below market
1 / 20
0/100
Marginal
4.94% — verify the rent + comps locally.
4.94% Return before costs — around the area average for this property type.
Monthly profit −£423/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£255K
at sold-comp median
Return before costs
4.94%
est rent £1,050/monot enough comparablesRange £1,012–£1,089/mo (Q1–Q3)
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: £1,012–£1,089/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £63,750
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 (£1,181–£2,205 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £191,250 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 £200K–£400K
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£423
after mortgage, operating costs & tax
Rent in£1,050/mo gross
£1,010/mo collected · £40/mo lost to voids
Where it goes
£1,036Mortgage£396Costs
Outgoings exceed rent — you top up £423/mo
Mortgage£1,036
Costs£396
Management£105
Maintenance£100
Insurance£28
CapEx reserve£53
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£423
Returns
Return before costs on price4.94%
Cash return on cash-5.78%
Gross margin£613
Cash needed£87,800
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.97
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Wigan · cap £593/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Wigan
- LHA monthly cap:
- £593
- 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 | £12,600 | £4,756 | £12,431 | £0 | £0 | -£4,587 | -£4,587 |
| Year 2 | £12,978 | £4,898 | £12,431 | £0 | £0 | -£4,351 | -£8,938 |
| Year 3 | £13,367 | £5,045 | £12,431 | £0 | £0 | -£4,109 | -£13,047 |
| Year 4 | £13,768 | £5,196 | £12,431 | £0 | £0 | -£3,859 | -£16,907 |
| Year 5 | £14,181 | £5,352 | £12,431 | £0 | £0 | -£3,602 | -£20,509 |
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 miWide · CV 27.2%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,486
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£20,509
Acquisition costs
25% deposit£63,750
Stamp duty£15,500
Refurb£1,575
Legal + survey£2,150
Mortgage + broker£4,825
Cash needed£87,800
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
Sapphire Homes are delighted to offer For Sale this immaculately presented 3 bedroom detached family home located in a popular residential location and is within easy reach of bus routes, shops and schools as well as being a brief walk to the Town Centre. The property offers high quality presentation throughout and briefly comprises of entrance / hallway, W.C., spacious lounge and to the rear elevation is a stunning modern fitted kitchen / diner with integrated appliances and…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice