-2.0% 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
−£165/mo
You top up £165/mo
Price
£205K
No local sold comps to compare
Return · IRR
-2.0%/yr
Loses money over 5 years
Cash to get in
£87K
Deposit + fees + refurb
Return before costson price6.17%5-yr return on cash -6%Rent est. £1,054 (£986–£1,127)
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: £986–£1,127/mo · n=18
Financing
DepositYour cash in — the rest is the mortgage25% · £51,250
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 (£13,223–£24,682 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £153,750 loan + £1,000 booking fee
Running costs
Management10%
0%20%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £200K–£400K
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
£12,648
£4,151
£9,994
£0
£0
-£1,497
-£1,497
Year 2
£13,027
£4,276
£9,994
£0
£0
-£1,242
-£2,739
Year 3
£13,418
£4,404
£9,994
£0
£0
-£979
-£3,718
Year 4
£13,821
£4,536
£9,994
£0
£0
-£709
-£4,428
Year 5
£14,235
£4,672
£9,994
£0
£0
-£431
-£4,858
Year 5 disposal
Disposal gain (gross)-£15,502
CGT£0
Net Disposal proceeds£220,678
What we verified
What we verified
12 total · click to expand
30093 ok · 0 caution · 0 fail · 9 unknown
Legal & planning
LeaseholdUnknownTenure & planningUnknown
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
Likely approvable67% 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 67% (78 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
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.
Total cash neededdeposit + costs (loan covers the rest)£86,505
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
This spacious garden-fronted mid-terrace property offers excellent living accommodation and is ideally suited to first-time buyers and families alike. Beautifully presented and in excellent walk-in condition, the property benefits from a loft conversion and now provides three good-sized bedrooms, making fantastic use of the available space. The property is conveniently positioned close to a wide range of local amenities, with excellent transport links providing easy access to…
6.17% Return before costs — around the area average for this property type.
Monthly profit −£165/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£205K
Return before costs
6.17%
est rent £1,054/monot enough comparablesRange £986–£1,127/mo (Q1–Q3)
Bedrooms
3
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: £986–£1,127/mo · n=18
Financing
DepositYour cash in — the rest is the mortgage25% · £51,250
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 (£13,223–£24,682 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £153,750 loan + £1,000 booking fee
Running costs
Management10%
0%20%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £200K–£400K
Housing-benefit (LHA) scheme detailBRMA Bolton and Bury · cap £698/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:
£698
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
£12,648
£4,151
£9,994
£0
£0
-£1,497
-£1,497
Year 2
£13,027
£4,276
£9,994
£0
£0
-£1,242
-£2,739
Year 3
£13,418
£4,404
£9,994
£0
£0
-£979
-£3,718
Year 4
£13,821
£4,536
£9,994
£0
£0
-£709
-£4,428
Year 5
£14,235
£4,672
£9,994
£0
£0
-£431
-£4,858
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)3 bd
If converted
Gross Rent by the room yield—
What we verified
12 total
4008
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeUnknown
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
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
Area3▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
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£1,999
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£4,858
Acquisition costs
£87K
25% deposit£51,250
Stamp duty£11,850
Refurb£17,630
Legal + survey£1,700
Mortgage + broker£4,075
Cash needed£86,505
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyRightmove
This spacious garden-fronted mid-terrace property offers excellent living accommodation and is ideally suited to first-time buyers and families alike. Beautifully presented and in excellent walk-in condition, the property benefits from a loft conversion and now provides three good-sized bedrooms, making fantastic use of the available space. The property is conveniently positioned close to a wide range of local amenities, with excellent transport links providing easy access to…