Skip to main contenthow this is calculated →
Year 5 disposal
BMV -20%
⊞ View all 14
85/ 100
Strong
9.15% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 9.15% return before costs — above-market
- Priced below market -20% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
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
+£83/mo
Barely breaks even each month
Price vs market
Below market value
-20% vs 12 sold · interior unseen
Return · IRR
2.1%/yr
Modest annualised return
Cash left in
£32K
Stays in after refinancing at value
Price £140KCash to buy £58KReturn before costs on price 9.15%5-yr return on cash 16%Rent est. £1,068 (£998–£1,143)
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: £998–£1,143/mo · n=14
Financing
DepositYour cash in — the rest is the mortgage25% · £35,000
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 (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £105,000 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
+£83
after mortgage, operating costs & tax
Rent in£1,068/mo gross
£1,027/mo collected · £41/mo lost to voids
Where it goes
£569Mortgage£356Costs
£83/mo left as profit · 8% of rent kept
Mortgage£569
Costs£356
Management£107
Maintenance£67
Insurance£20
CapEx reserve£53
Voids + council tax£5
Ltd co. accounts£104
Tax£19
Profit+£83
Returns
Return before costs on price9.15%
Cash return on cash1.71%
Gross margin£671
Cash needed£57,864
Monthly profit payback58y 5m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.81
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 | £12,816 | £4,275 | £6,825 | £0 | £326 | £1,390 | £1,390 |
| Year 2 | £13,200 | £4,403 | £6,825 | £0 | £375 | £1,597 | £2,987 |
| Year 3 | £13,596 | £4,535 | £6,825 | £0 | £425 | £1,811 | £4,799 |
| Year 4 | £14,004 | £4,671 | £6,825 | £0 | £477 | £2,031 | £6,830 |
| Year 5 | £14,425 | £4,811 | £6,825 | £0 | £530 | £2,258 | £9,088 |
Disposal gain (gross)-£9,057
CGT£0
Net Disposal proceeds£150,707
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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 profileMixed demand
Tenant profilelikely cohortCH1 5DG · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Liverpool · 22.1 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 history1d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£105,000 in 2008 → £140,000 asking
+33.3%in 18y
- 2008£105,000+61.5% in 1y
- 2007£65,000—
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 — +£120/mo · £37/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 | 9.15% | +£83 | £57,864 | 15.7% | Low | Feasible |
| Housing-benefit rent | 5.77% | -£263 | £57,864 | -19.6% | Med | Feasible |
| ⭐ Council lease | 9.15% | +£120 | £57,864 | 16.1% | Low | Feasible |
| Refurb & refinance | 9.15% | +£83 | £69,170 | 13.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£191 | £164,070 | 3% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA West Cheshire · cap £673/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- West Cheshire
- LHA monthly cap:
- £673
- Scheme type:
- other
- Premium:
- +700% 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
+£283/mo cash flow vs Rent it out if converted to Rent by the room
20.57% Return before costs on price converted vs 9.15% as-is
As-is Rent it out
Monthly profit+£95
Return before costs on price9.15%
Cash needed£46,898
If converted to Rent by the room
Monthly profit+£377
Return before costs on price20.57%
Cash needed£62,898
Δ vs Rent it out Monthly profit+£283
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
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£44,640–£81,015full refurb + room split
What's in this cost
- Kitchen£8,820–£17,640
- 1 × bathroom£5,850–£10,725
- Rewire£3,240–£5,670
- Replumb£2,430–£4,860
- Windows£8,100–£14,580
- Paint + decor£6,480–£10,530
- Flooring£9,720–£17,010
Comparables
sold within 0.5 miWide · CV 26.8%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodJ H Godwin Primary SchoolPrimary · Community school · CH1 5JG
- GoodSt Theresa's Catholic Primary SchoolPrimary · Voluntary aided school · CH1 5UU
- GoodThe Arches Community Primary SchoolPrimary · Community school · CH1 5EZ
- Requires improvementDee Point Primary SchoolPrimary · Community school · CH1 5NF
- Not ratedHighfield Community Primary SchoolPrimary · Community school · CH1 5LD
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£12,816
Section 24 credit£0
Annual tax due£326
Post-tax Monthly profit annual£897
Exit costs
Projected sale price (5y · 2%/yr growth)£154,571
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£9,088
Rates as of Oct 2024
Acquisition costs
£57,864cash neededPurchase price£140,000
Deposit (25%)£35,000
Stamp duty+5% additional-property surcharge£7,300
Refurb£10,764
Legal + survey£1,700
Mortgage fees£3,100
Total cash neededdeposit + costs (loan covers the rest)£57,864
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Stamford Road, Blacon, Chester
NO ONWARD CHAIN | Two Double Bedrooms | Freshly Decorated Throughout | Ideal First-Time Purchase or Investment Opportunity
Located in the ever-popular area of Blacon, this attractive two-bedroom semi-detached home offers spacious and well-maintained accommodation throughout, combined with excellent outdoor space and a highly convenient location. Perfectly suited to first-time buyers, investors, or those looking to take their next step on the p…
Floor plans
Nearby active comparables5 deals
Comparable rentals
CH1 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metarightmove · Beresford Adams
About this listing
1 days · RightmovePrice history
5-year price trend
Monthly profit
+£83
Cash needed
£58K
Return after costs
1.71%
IRR
2.11%
Listed 1d ago
Stamford Road, Blacon, Chester, Cheshire, CH1
semi-detached · 2 bed · 1 bath
£140,000
est £1,068 · 9.15% gross
Priced below market
1 / 14
85/100
Strong
9.15% — verify the rent + comps locally.
Priced below market -20% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.15% Return before costs — above-market
Price
£140K
20% below sold comps
Return before costs
9.15%
est rent £1,068/monot enough comparablesRange £998–£1,143/mo (Q1–Q3)
Bedrooms
2
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: £998–£1,143/mo · n=14
Financing
DepositYour cash in — the rest is the mortgage25% · £35,000
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 (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £105,000 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
+£83
after mortgage, operating costs & tax
Rent in£1,068/mo gross
£1,027/mo collected · £41/mo lost to voids
Where it goes
£569Mortgage£356Costs
£83/mo left as profit · 8% of rent kept
Mortgage£569
Costs£356
Management£107
Maintenance£67
Insurance£20
CapEx reserve£53
Voids + council tax£5
Ltd co. accounts£104
Tax£19
Profit+£83
Returns
Return before costs on price9.15%
Cash return on cash1.71%
Gross margin£671
Cash needed£57,864
Monthly profit payback58y 5m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.81
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA West Cheshire · cap £673/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- West Cheshire
- LHA monthly cap:
- £673
- Scheme type:
- other
- Premium:
- +700% 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 | £12,816 | £4,275 | £6,825 | £0 | £326 | £1,390 | £1,390 |
| Year 2 | £13,200 | £4,403 | £6,825 | £0 | £375 | £1,597 | £2,987 |
| Year 3 | £13,596 | £4,535 | £6,825 | £0 | £425 | £1,811 | £4,799 |
| Year 4 | £14,004 | £4,671 | £6,825 | £0 | £477 | £2,031 | £6,830 |
| Year 5 | £14,425 | £4,811 | £6,825 | £0 | £530 | £2,258 | £9,088 |
Rent by the room upside
What we verified
3207
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▾
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 let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miWide · CV 26.8%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,365
Annual rental tax£232
CGT yr 5£0 · company level
5y net total£9,088
Acquisition costs
25% deposit£35,000
Stamp duty£7,300
Refurb£10,764
Legal + survey£1,700
Mortgage + broker£3,100
Cash needed£57,864
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
Stamford Road, Blacon, Chester
NO ONWARD CHAIN | Two Double Bedrooms | Freshly Decorated Throughout | Ideal First-Time Purchase or Investment Opportunity
Located in the ever-popular area of Blacon, this attractive two-bedroom semi-detached home offers spacious and well-maintained accommodation throughout, combined with excellent outdoor space and a highly convenient location. Perfectly suited to first-time buyers, investors, or those looking to take their next step on the p…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice