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Year 5 disposal
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31/ 100
Weak
7.06% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.06% return before costs — above-market
Why to be cautious
- Monthly profit −£72/mo — mildly negative — equity build may cover
- -0.3% 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
−£72/mo
You top up £72/mo
Price
£175K
Around comparable sold prices
Return · IRR
-0.3%/yr
Loses money over 5 years
Cash to get in
£99K
Deposit + fees + refurb
Return before costs on price 7.06%5-yr return on cash 0%Rent est. £1,029 (£851–£1,244)
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: £851–£1,244/mo · n=27
Financing
DepositYour cash in — the rest is the mortgage25% · £43,750
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 (£30,429–£56,801 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £131,250 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£72
after mortgage, operating costs & tax
Rent in£1,029/mo gross
£989/mo collected · £40/mo lost to voids
Where it goes
£711Mortgage£351Costs
Outgoings exceed rent — you top up £72/mo
Mortgage£711
Costs£351
Management£103
Maintenance£67
Insurance£20
CapEx reserve£51
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£72
Returns
Return before costs on price7.06%
Cash return on cash-0.87%
Gross margin£639
Cash needed£99,397
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.39
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 | £12,348 | £4,206 | £8,531 | £0 | £0 | -£389 | -£389 |
| Year 2 | £12,718 | £4,332 | £8,531 | £0 | £0 | -£145 | -£535 |
| Year 3 | £13,100 | £4,462 | £8,531 | £0 | £20 | £86 | -£448 |
| Year 4 | £13,493 | £4,596 | £8,531 | £0 | £69 | £297 | -£152 |
| Year 5 | £13,898 | £4,734 | £8,531 | £0 | £120 | £512 | £361 |
Disposal gain (gross)-£38,638
CGT£0
Net Disposal proceeds£188,384
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 cohortWN2 2DA · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Manchester Metropolitan · 25.6 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 · 2-bath · 990 sqft
£28k–£56k
£ per sqft
building cost only
£29–£56
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- 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
Strategy matrix
Council lease wins — +£61/mo · £133/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 | 7.06% | -£72 | £99,397 | 0.4% | Low | Feasible |
| Housing-benefit rent | 4.07% | -£466 | £99,397 | -24.3% | Med | Feasible |
| ⭐ Council lease | 7.06% | +£61 | £99,397 | 6.1% | Low | Feasible |
| Refurb & refinance | 7.06% | -£72 | £124,376 | 0.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£191 | £243,251 | -13% | Med | Feasible |
| Rent by the room | 11.79% | -£128 | £99,397 | 2.5% | — | 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
+£318/mo cash flow vs Rent it out if converted to Rent by the room
16.46% Return before costs on price converted vs 7.06% as-is
As-is Rent it out
Monthly profit-£51
Return before costs on price7.06%
Cash needed£55,648
If converted to Rent by the room
Monthly profit+£267
Return before costs on price16.46%
Cash needed£71,648
Δ vs Rent it out Monthly profit+£318
Show conversion detail
Conversion cost estimate
£48,400
Range: £41,800 – £57,200
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.
£55,893–£105,000full refurb + room split
⚠️ Capped at 60% of £175,000 asking (£105,000). Raw model: £62,180–£116,810. Verify with a surveyor before offering.
What's in this cost
- Kitchen£8,252–£16,504
- 2 × bathroom£11,056–£20,270
- Rewire£3,955–£6,921
- Replumb£2,966–£5,933
- Windows£9,888–£17,798
- Paint + decor£7,910–£14,832
- Flooring£11,865–£22,742
Comparables
sold within 0.5 miWide · CV 37.3%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 & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- GoodInce CofE Primary SchoolPrimary · Voluntary aided school · WN2 2AL
- Not ratedSt William's Catholic Primary SchoolPrimary · Voluntary aided school · WN2 2DG
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£12,348
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£864
Exit costs
Projected sale price (5y · 2%/yr growth)£193,214
Capital gain (pre-CGT)£18,214
Sale costs (~2.5%)£4,830
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£361
Rates as of Oct 2024
Acquisition costs
£99,397cash neededPurchase price£175,000
Deposit (25%)£43,750
Stamp duty+5% additional-property surcharge£9,750
Refurb£40,572
Legal + survey£1,700
Mortgage fees£3,625
Total cash neededdeposit + costs (loan covers the rest)£99,397
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Situated on Ince Green Lane in Ince, Wigan, this three-bedroom semi-detached property occupies an enviable and particularly generous plot, offering an exciting opportunity for buyers looking for a home with space, substantial parking, a large detached garage and scope for further development.
The property is well suited to those looking to modernise and create a home tailored to their own requirements. Internally, the accommodation is arranged over two floors and comprises a…
Floor plans
Nearby active comparables3 rentals
Comparable rentals
WN2 · same beds + typeMedian nearby: £1,100/mo · 3 of 3 already let+£71 vs our est
- Lancaster Road, Hindley, Wigan, WN2Let3b£1,250/moMay 2026
- Ribble Road, Platt Bridge, WN2Let3b£975/moMay 2026
- Arnside Avenue, Wigan, WN2Let3b£1,100/moMay 2026
Other deals nearby
WN2 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Morgan H Lewis
About this listing
1 days · RightmovePrice history
5-year price trend
Monthly profit
−£72
Cash needed
£99K
Return after costs
-0.87%
IRR
-0.26%
Listed 1d ago
Ince Green Lane, Wigan
semi-detached · 3 bed · 2 bath
£175,000
est £1,029 · 7.06% gross
1 / 24
31/100
Marginal
7.06% — verify the rent + comps locally.
7.06% Return before costs — above-market
Price
£175K
at sold-comp median
Return before costs
7.06%
est rent £1,029/monot enough comparablesRange £851–£1,244/mo (Q1–Q3)
Bedrooms
3
2 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: £851–£1,244/mo · n=27
Financing
DepositYour cash in — the rest is the mortgage25% · £43,750
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 (£30,429–£56,801 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £131,250 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£72
after mortgage, operating costs & tax
Rent in£1,029/mo gross
£989/mo collected · £40/mo lost to voids
Where it goes
£711Mortgage£351Costs
Outgoings exceed rent — you top up £72/mo
Mortgage£711
Costs£351
Management£103
Maintenance£67
Insurance£20
CapEx reserve£51
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£72
Returns
Return before costs on price7.06%
Cash return on cash-0.87%
Gross margin£639
Cash needed£99,397
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.39
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 | £12,348 | £4,206 | £8,531 | £0 | £0 | -£389 | -£389 |
| Year 2 | £12,718 | £4,332 | £8,531 | £0 | £0 | -£145 | -£535 |
| Year 3 | £13,100 | £4,462 | £8,531 | £0 | £20 | £86 | -£448 |
| Year 4 | £13,493 | £4,596 | £8,531 | £0 | £69 | £297 | -£152 |
| Year 5 | £13,898 | £4,734 | £8,531 | £0 | £120 | £512 | £361 |
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 37.3%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,706
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£361
Acquisition costs
25% deposit£43,750
Stamp duty£9,750
Refurb£40,572
Legal + survey£1,700
Mortgage + broker£3,625
Cash needed£99,397
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
Situated on Ince Green Lane in Ince, Wigan, this three-bedroom semi-detached property occupies an enviable and particularly generous plot, offering an exciting opportunity for buyers looking for a home with space, substantial parking, a large detached garage and scope for further development.
The property is well suited to those looking to modernise and create a home tailored to their own requirements. Internally, the accommodation is arranged over two floors and comprises a…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice