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Year 5 disposal
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Caution
9.24% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 9.24% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£45/mo — mildly negative — equity build may cover
- -0.5% 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
−£45/mo
You top up £45/mo
Price
£130K
No local sold comps to compare
Return · IRR
-0.5%/yr
Loses money over 5 years
Cash to get in
£62K
Deposit + fees + refurb
Return before costs on price 9.24%5-yr return on cash 2%Rent est. £1,001 (£899–£1,115)
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: £899–£1,115/mo · n=30
Financing
DepositYour cash in — the rest is the mortgage25% · £32,500
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 (£13,223–£24,682 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £97,500 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
-£45
after mortgage, operating costs & tax
Rent in£1,001/mo gross
£963/mo collected · £39/mo lost to voids
Where it goes
£528Mortgage£480Costs
Outgoings exceed rent — you top up £45/mo
Mortgage£528
Costs£480
Management£100
Maintenance£50
Insurance£20
CapEx reserve£50
Voids + council tax£6
Service charge + ground rent£150
Ltd co. accounts£104
Tax—
Shortfall−£45
Returns
Return before costs on price9.24%
Cash return on cash-0.88%
Gross margin£483
Cash needed£61,680
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.82
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 | £12,012 | £5,758 | £6,338 | £0 | £0 | -£84 | -£84 |
| Year 2 | £12,372 | £5,931 | £6,338 | £0 | £20 | £84 | £0 |
| Year 3 | £12,744 | £6,109 | £6,338 | £0 | £56 | £241 | £241 |
| Year 4 | £13,126 | £6,292 | £6,338 | £0 | £94 | £402 | £643 |
| Year 5 | £13,520 | £6,481 | £6,338 | £0 | £133 | £568 | £1,211 |
Disposal gain (gross)-£16,288
CGT£0
Net Disposal proceeds£139,942
What we verified
What we verified
32073 ok · 2 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
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 approvable68% 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 68% (66 decisions)
- NOTE: this council assesses HMO concentration by none, not a radius percentage — the radius figures below are indicative only
- 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 cohortBL1 8DB · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Manchester Metropolitan · 19.4 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 marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£145,000 in 2022 → £130,000 asking
-10.3%in 4y
- 2022£145,000—
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 — +£80/mo · £125/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 | 9.24% | -£45 | £61,680 | 2.0% | Low | Feasible |
| Housing-benefit rent | 6.44% | -£338 | £61,680 | -26.2% | Med | Feasible |
| ⭐ Council lease | 9.24% | +£80 | £61,680 | 10.8% | Low | Feasible |
| Refurb & refinance | 9.24% | -£45 | £75,232 | 1.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£324 | £163,282 | -4% | Med | Feasible |
| Rent by the room | 15.23% | -£121 | £61,680 | 3.1% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Bolton and Bury · cap £698/mo
Housing-benefit rent scheme detail
- 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
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
+£327/mo cash flow vs Rent it out if converted to Rent by the room
22.15% Return before costs on price converted vs 9.24% as-is
As-is Rent it out
Monthly profit+£82
Return before costs on price9.24%
Cash needed£44,398
If converted to Rent by the room
Monthly profit+£409
Return before costs on price22.15%
Cash needed£60,398
Δ vs Rent it out Monthly profit+£327
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
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.
£41,411–£78,000full refurb + room split
⚠️ Capped at 60% of £130,000 asking (£78,000). Raw model: £56,030–£105,535. Verify with a surveyor before offering.
What's in this cost
- Kitchen£6,785–£13,570
- 1 × bathroom£4,545–£8,333
- Rewire£3,252–£5,691
- Replumb£2,439–£4,878
- Windows£8,130–£14,634
- Paint + decor£6,504–£12,195
- Flooring£9,756–£18,699
Comparables
sold within 0.5 miLoading 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 & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- OutstandingThe Valley Community Primary SchoolPrimary · Community school · BL1 8JG
- Not ratedMadrasatul Imam Muhammad ZakariyaNot applicable · Other independent school · BL1 8LX
- Not ratedSharples Primary SchoolPrimary · Community school · BL1 8RU
- Not ratedSt Paul's CofE Primary School, Astley BridgePrimary · Academy converter · BL1 8QA
- Not ratedThe Olive School, BoltonPrimary · Free schools · BL1 8HT
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£12,012
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£546
Exit costs
Projected sale price (5y · 2%/yr growth)£143,531
Capital gain (pre-CGT)£13,531
Sale costs (~2.5%)£3,588
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£1,211
Rates as of Oct 2024
Acquisition costs
£61,680cash neededPurchase price£130,000
Deposit (25%)£32,500
Stamp duty+5% additional-property surcharge£6,600
Refurb£17,630
Legal + survey£2,000
Mortgage fees£2,950
Total cash neededdeposit + costs (loan covers the rest)£61,680
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Charming 3-Bedroom Stone-Fronted Terrace – BL1, Bolton | Bags of Potential Situated in the ever-popular BL1 postcode, this attractive stone-fronted three-bedroom terrace offers an exciting opportunity for buyers looking to add value and create a wonderful family home or investment project. Bursting with potential, this spacious property boasts two generous reception rooms, a useful cellar, and a layout that lends itself perfectly to modernisation and reconfiguration (subjec…
Floor plans
Nearby active comparables5 rentals
Comparable rentals
BL1 · same beds + typeMedian nearby: £1,000/mo · 5 of 5 already let-£1 vs our est
- Bowland Drive, Bolton, BL1Let3b£1,000/moMay 2026
- Ernest Streer, Bolton, BL1Let3b£950/moMay 2026
- 34 A Battenberg RoadLet3b£1,200/moDec 2025
- Eskrick Street, Bolton, Lancashire BL1Let3b£1,000/moMay 2026
- Beverley Road, Bolton BL1Let3b£950/moJun 2025
Other deals nearby
BL1 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Entwistle Green
About this listing
1 days · RightmovePrice history
5-year price trend
Monthly profit
−£45
Cash needed
£62K
Return after costs
-0.88%
IRR
-0.48%
Listed 1d ago
Halliwell Road, BOLTON, Lancashire, BL1
terraced · 3 bed · 1 bath
£130,000
est £1,001 · 9.24% gross
1 / 22
52/100
Caution
9.24% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.24% Return before costs — above-market
Price
£130K
Return before costs
9.24%
est rent £1,001/monot enough comparablesRange £899–£1,115/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: £899–£1,115/mo · n=30
Financing
DepositYour cash in — the rest is the mortgage25% · £32,500
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 (£13,223–£24,682 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £97,500 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
-£45
after mortgage, operating costs & tax
Rent in£1,001/mo gross
£963/mo collected · £39/mo lost to voids
Where it goes
£528Mortgage£480Costs
Outgoings exceed rent — you top up £45/mo
Mortgage£528
Costs£480
Management£100
Maintenance£50
Insurance£20
CapEx reserve£50
Voids + council tax£6
Service charge + ground rent£150
Ltd co. accounts£104
Tax—
Shortfall−£45
Returns
Return before costs on price9.24%
Cash return on cash-0.88%
Gross margin£483
Cash needed£61,680
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.82
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Bolton and Bury · cap £698/mo
Housing-benefit rent scheme detail
- 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 | £12,012 | £5,758 | £6,338 | £0 | £0 | -£84 | -£84 |
| Year 2 | £12,372 | £5,931 | £6,338 | £0 | £20 | £84 | £0 |
| Year 3 | £12,744 | £6,109 | £6,338 | £0 | £56 | £241 | £241 |
| Year 4 | £13,126 | £6,292 | £6,338 | £0 | £94 | £402 | £643 |
| Year 5 | £13,520 | £6,481 | £6,338 | £0 | £133 | £568 | £1,211 |
Rent by the room upside
What we verified
5107
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeLeasehold
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
Ground rentDoubling clauses kill mortgageability£2/yr
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,268
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£1,211
Acquisition costs
25% deposit£32,500
Stamp duty£6,600
Refurb£17,630
Legal + survey£2,000
Mortgage + broker£2,950
Cash needed£61,680
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
Charming 3-Bedroom Stone-Fronted Terrace – BL1, Bolton | Bags of Potential Situated in the ever-popular BL1 postcode, this attractive stone-fronted three-bedroom terrace offers an exciting opportunity for buyers looking to add value and create a wonderful family home or investment project. Bursting with potential, this spacious property boasts two generous reception rooms, a useful cellar, and a layout that lends itself perfectly to modernisation and reconfiguration (subjec…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice