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Year 5 disposal
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32/ 100
Weak
7.15% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.15% return before costs — above-market
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£50/mo — mildly negative — equity build may cover
- -0.4% 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
−£50/mo
You top up £50/mo
Price
£190K
No local sold comps to compare
Return · IRR
-0.4%/yr
Loses money over 5 years
Cash to get in
£80K
Deposit + fees + refurb
Return before costs on price 7.15%5-yr return on cash 2%Rent est. £1,132 (£1,093–£1,172)
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: £1,093–£1,172/mo · n=28
Financing
DepositYour cash in — the rest is the mortgage25% · £47,500
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 (£12,103–£22,592 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £142,500 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£50
after mortgage, operating costs & tax
Rent in£1,132/mo gross
£1,088/mo collected · £44/mo lost to voids
Where it goes
£772Mortgage£367Costs
Outgoings exceed rent — you top up £50/mo
Mortgage£772
Costs£367
Management£113
Maintenance£67
Insurance£20
CapEx reserve£57
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£50
Returns
Return before costs on price7.15%
Cash return on cash-0.75%
Gross margin£722
Cash needed£79,987
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.41
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 | £13,584 | £4,402 | £9,263 | £0 | £0 | -£80 | -£80 |
| Year 2 | £13,992 | £4,534 | £9,263 | £0 | £37 | £158 | £78 |
| Year 3 | £14,411 | £4,670 | £9,263 | £0 | £91 | £388 | £466 |
| Year 4 | £14,844 | £4,810 | £9,263 | £0 | £147 | £624 | £1,091 |
| Year 5 | £15,289 | £4,954 | £9,263 | £0 | £204 | £868 | £1,959 |
Disposal gain (gross)-£14,106
CGT£0
Net Disposal proceeds£204,531
What we verified
What we verified
51065 ok · 1 caution · 0 fail · 6 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 ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
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 cohortWN3 6ST · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Liverpool · 24 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 · 947 sqft
£24k–£47k
£ per sqft
building cost only
£26–£50
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,629–£12,311
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,417–£19,887
Guide rates · UK May 2026
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 — +£91/mo · £141/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 | 7.15% | -£50 | £79,987 | 2.4% | Low | Feasible |
| Housing-benefit rent | 3.75% | -£528 | £79,987 | -34.9% | Med | Feasible |
| ⭐ Council lease | 7.15% | +£91 | £79,987 | 10.1% | Low | Feasible |
| Refurb & refinance | 7.15% | -£50 | £95,942 | 2.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£191 | £225,092 | 2% | Med | Feasible |
| Rent by the room | 10.89% | -£188 | £79,987 | -0.9% | — | 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
+£246/mo cash flow vs Rent it out if converted to Rent by the room
15.16% Return before costs on price converted vs 7.15% as-is
As-is Rent it out
Monthly profit-£26
Return before costs on price7.15%
Cash needed£59,398
If converted to Rent by the room
Monthly profit+£219
Return before costs on price15.16%
Cash needed£75,398
Δ vs Rent it out Monthly profit+£246
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.
£50,369–£94,978full refurb + room split
What's in this cost
- Kitchen£9,180–£18,360
- 1 × bathroom£6,150–£11,275
- Rewire£3,788–£6,629
- Replumb£2,841–£5,682
- Windows£9,470–£17,046
- Paint + decor£7,576–£14,205
- Flooring£11,364–£21,781
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
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
- GoodHighfield St Matthew's Church of England Primary SchoolPrimary · Academy converter · WN3 6BL
- GoodSt Paul's Church of England Primary SchoolPrimary · Academy converter · WN3 6SB
- Not ratedHope SchoolNot applicable · Community special school · WN3 6SP
- Not ratedSt Aidan's Catholic Primary School, WiganPrimary · Voluntary aided school · WN3 6EE
- Not ratedWinstanley Community Primary SchoolPrimary · Community school · WN3 6JP
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£13,584
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£603
Exit costs
Projected sale price (5y · 2%/yr growth)£209,775
Capital gain (pre-CGT)£19,775
Sale costs (~2.5%)£5,244
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£1,959
Rates as of Oct 2024
Acquisition costs
£79,987cash neededPurchase price£190,000
Deposit (25%)£47,500
Stamp duty+5% additional-property surcharge£10,800
Refurb£16,137
Legal + survey£1,700
Mortgage fees£3,850
Total cash neededdeposit + costs (loan covers the rest)£79,987
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Situated in a very quiet and desirable residential area, this spacious family home presents an exciting opportunity for buyers looking for comfort, space and convenience. Ideally positioned within walking distance of good local schools and a range of excellent amenities, the property offers an enviable setting for family life.
Lovingly cherished by its current owner, the home is spacious throughout and offers well-proportioned accommodation arranged over two floors.
Upon en…
Floor plans
Listing metarightmove · Breakey & Co
About this listing
1 days · RightmovePrice history
5-year price trend
Monthly profit
−£50
Cash needed
£80K
Return after costs
-0.75%
IRR
-0.37%
Listed 1d ago
Garside Grove, Wigan, WN3
semi-detached · 3 bed · 1 bath · 947 sqft
£190,000
est £1,132 · 7.15% gross
EPC D
1 / 20
32/100
Marginal
7.15% — verify the rent + comps locally.
7.15% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£190K
Return before costs
7.15%
est rent £1,132/monot enough comparablesRange £1,093–£1,172/mo (Q1–Q3)
Bedrooms
3
1 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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: £1,093–£1,172/mo · n=28
Financing
DepositYour cash in — the rest is the mortgage25% · £47,500
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 (£12,103–£22,592 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £142,500 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£50
after mortgage, operating costs & tax
Rent in£1,132/mo gross
£1,088/mo collected · £44/mo lost to voids
Where it goes
£772Mortgage£367Costs
Outgoings exceed rent — you top up £50/mo
Mortgage£772
Costs£367
Management£113
Maintenance£67
Insurance£20
CapEx reserve£57
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£50
Returns
Return before costs on price7.15%
Cash return on cash-0.75%
Gross margin£722
Cash needed£79,987
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.41
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 | £13,584 | £4,402 | £9,263 | £0 | £0 | -£80 | -£80 |
| Year 2 | £13,992 | £4,534 | £9,263 | £0 | £37 | £158 | £78 |
| Year 3 | £14,411 | £4,670 | £9,263 | £0 | £91 | £388 | £466 |
| Year 4 | £14,844 | £4,810 | £9,263 | £0 | £147 | £624 | £1,091 |
| Year 5 | £15,289 | £4,954 | £9,263 | £0 | £204 | £868 | £1,959 |
Rent by the room upside
What we verified
5106
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▾
EPC~£3,000–£7,000 to upgrade to CD
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,853
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£1,959
Acquisition costs
25% deposit£47,500
Stamp duty£10,800
Refurb£16,137
Legal + survey£1,700
Mortgage + broker£3,850
Cash needed£79,987
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 in a very quiet and desirable residential area, this spacious family home presents an exciting opportunity for buyers looking for comfort, space and convenience. Ideally positioned within walking distance of good local schools and a range of excellent amenities, the property offers an enviable setting for family life.
Lovingly cherished by its current owner, the home is spacious throughout and offers well-proportioned accommodation arranged over two floors.
Upon en…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice