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Year 5 disposal
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84/ 100
Strong
18.43% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 18.43% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (888 yrs) — no short-lease drag
Why to be cautious
- Auction lot — bridging-only finance, 28-day completion
- Service charge unknown — could swing £100-300/mo
- 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
+£174/mo
Barely breaks even each month
Price
£70K
No local sold comps to compare
Return · IRR
3.8%/yr
Modest annualised return
Cash to get in
£67K
Deposit + fees + refurb
Return before costs on price 18.43%5-yr return on cash 21%Rent est. £1,075 (£950–£1,216)
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: £950–£1,216/mo · n=35
Financing
DepositYour cash in — the rest is the mortgage25% · £17,500
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 (£)
Capped at 60% of £70,000 asking (£42,000). Raw model: £142,803–£267,161. Verify with a surveyor before offering.
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £52,500 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
+£174
after mortgage, operating costs & tax
Rent in£1,075/mo gross
£1,034/mo collected · £41/mo lost to voids
Where it goes
£284Mortgage£534Costs£174Your profit
£174/mo left as profit · 17% of rent kept
Mortgage£284
Costs£534
Management£108
Maintenance£67
Insurance£20
CapEx reserve£54
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax£41
Profit+£174
Returns
Return before costs on price18.43%
Cash return on cash3.12%
Gross margin£500
Cash needed£67,050
Monthly profit payback32y 1m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress3.63
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 | £12,900 | £6,407 | £3,413 | £0 | £585 | £2,496 | £2,496 |
| Year 2 | £13,287 | £6,599 | £3,413 | £0 | £622 | £2,653 | £5,149 |
| Year 3 | £13,686 | £6,797 | £3,413 | £0 | £660 | £2,816 | £7,965 |
| Year 4 | £14,096 | £7,001 | £3,413 | £0 | £700 | £2,983 | £10,947 |
| Year 5 | £14,519 | £7,211 | £3,413 | £0 | £740 | £3,155 | £14,103 |
Disposal gain (gross)-£42,146
CGT£0
Net Disposal proceeds£75,354
What we verified
What we verified
41074 ok · 1 caution · 0 fail · 7 unknown
Legal & planning
Leasehold888 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
888 yr
Extracted from listing description · verify with solicitor
Tenure & planning888 yr
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 cohortBL2 5LB · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Manchester Metropolitan · 16 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 · 3279 sqft
£70k–£133k
£ per sqft
building cost only
£21–£41
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£22,953–£42,627
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£36,069–£68,859
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 — +£300/mo · £126/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 | 18.43% | +£174 | £67,050 | 21.0% | Low | Feasible |
| Housing-benefit rent | 11.97% | -£138 | £67,050 | -6.4% | Med | Feasible |
| ⭐ Council lease | 18.43% | +£300 | £67,050 | 29.8% | Low | Feasible |
| Refurb & refinance | 18.43% | +£174 | £84,550 | 16.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £131,500 | -37% | Med | Feasible |
| Rent by the room | 30.60% | +£146 | £67,050 | 25.7% | — | 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
+£278/mo cash flow vs Rent it out if converted to Rent by the room
41.14% Return before costs on price converted vs 18.43% as-is
🔓 +1 bedroom potential
medium confidence3 → 4 lettable rooms
Potential, not guaranteed (subject to planning + regs). Estimate from the floorplan (kitchen size assumed) — verify room sizes against the floorplan before offering.
How we calculated this
floorplan shows 5 habitable rooms (3 beds + 2 reception(s)) in 82 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms (1 double, 0 single); sized to Bolton adopted standard (6.51/10.22 m²; Bolton Council HMO licence guidance page (national minimum room-size standards applied); Fees and Charges page; consultation on proposed boroughwide Additional Licensing Scheme (2 Feb-19 Apr 2026)); loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); Article 4 — planning permission needed
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
3 → 4 bed HMO
Projections use documented assumptions (local room rates, typical conversion costs, 75% LTV at 5.5%, indicative regional valuation yields) and each council’s published HMO standards. Not financial advice. Verify room sizes, licensing and planning with the council and a surveyor before purchase.
As-is Rent it out
Monthly profit+£321
Return before costs on price18.43%
Cash needed£29,398
If converted to Rent by the room
Monthly profit+£599
Return before costs on price41.14%
Cash needed£45,398
Δ vs Rent it out Monthly profit+£278
Show conversion detail
Conversion cost estimate
£42,000
Range: £35,700 – £48,300
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.
£22,450–£42,000full refurb + room split
⚠️ Capped at 60% of £70,000 asking (£42,000). Raw model: £142,803–£267,161. Verify with a surveyor before offering.
What's in this cost
- Kitchen£1,443–£2,886
- 2 × bathroom£1,934–£3,545
- Rewire£2,062–£3,608
- Replumb£1,546–£3,093
- Windows£5,155–£9,279
- Paint + decor£4,124–£7,732
- Flooring£6,186–£11,856
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 & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- Not ratedForwards CentreNot applicable · Academy alternative provision converter · BL2 5DX
- Not ratedChrist Church Ainsworth Church of England Primary SchoolPrimary · Academy converter · BL2 5SQ
- Not ratedRed Lane Primary SchoolPrimary · Academy converter · BL2 5HP
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£12,900
Section 24 credit£0
Annual tax due£585
Post-tax Monthly profit annual£1,999
Exit costs
Projected sale price (5y · 2%/yr growth)£77,286
Capital gain (pre-CGT)£7,286
Sale costs (~2.5%)£1,932
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£14,103
Rates as of Oct 2024
Acquisition costs
£67,050cash neededPurchase price£70,000
Deposit (25%)£17,500
Stamp duty+5% additional-property surcharge£3,500
Refurb£42,000
Legal + survey£2,000
Mortgage fees£2,050
Total cash neededdeposit + costs (loan covers the rest)£67,050
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
LOT 53 FOR SALE BY ONLINE AUCTION on 21st October 2026
Leasehold Semi-Detached House Vacant Possession
Situated on Fairmount Avenue, close to the amenities available in Bolton Town Centre and travelling facilities including Bolton Train Station. Seven Acres Country Park and Leverhulme Park are also nearby.
A Semi-Detached House requiring modernisation on a Good Size Plot of approximately 3,279 sq ft with accommodation arranged on Two Floors comprising:
First Floor…
Floor plans
Nearby active comparables3 deals
Comparable rentals
BL2 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metarightmove · McHugh & Co
About this listing
1 days · RightmovePrice history
5-year price trend
Monthly profit
+£174
Cash needed
£67K
Return after costs
3.12%
IRR
3.75%
Listed 1d ago
10 Fairmount Avenue, Bolton, BL2 5LB
semi-detached · 3 bed · 3,279 sqft
£70,000
est £1,075 · 18.43% gross
Chain freeLeasehold 888yr
1 / 25
84/100
Strong
18.43% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
18.43% Return before costs — above-market
Chain free
Price
£70K
Return before costs
18.43%
est rent £1,075/monot enough comparablesRange £950–£1,216/mo (Q1–Q3)
Bedrooms
3
— bath
Energy rating
—
Energy rating
Deal flags1 issue
Auction
Guide price — assume +20-30% in the room
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: £950–£1,216/mo · n=35
Financing
DepositYour cash in — the rest is the mortgage25% · £17,500
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 (£)
Capped at 60% of £70,000 asking (£42,000). Raw model: £142,803–£267,161. Verify with a surveyor before offering.
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £52,500 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
+£174
after mortgage, operating costs & tax
Rent in£1,075/mo gross
£1,034/mo collected · £41/mo lost to voids
Where it goes
£284Mortgage£534Costs£174Your profit
£174/mo left as profit · 17% of rent kept
Mortgage£284
Costs£534
Management£108
Maintenance£67
Insurance£20
CapEx reserve£54
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax£41
Profit+£174
Returns
Return before costs on price18.43%
Cash return on cash3.12%
Gross margin£500
Cash needed£67,050
Monthly profit payback32y 1m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress3.63
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 | £12,900 | £6,407 | £3,413 | £0 | £585 | £2,496 | £2,496 |
| Year 2 | £13,287 | £6,599 | £3,413 | £0 | £622 | £2,653 | £5,149 |
| Year 3 | £13,686 | £6,797 | £3,413 | £0 | £660 | £2,816 | £7,965 |
| Year 4 | £14,096 | £7,001 | £3,413 | £0 | £700 | £2,983 | £10,947 |
| Year 5 | £14,519 | £7,211 | £3,413 | £0 | £740 | £3,155 | £14,103 |
Rent by the room upside
What we verified
4207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureLeasehold years remaining888 yr
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
Sale typeGuide price — assume +20-30% in the roomAuction
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£683
Annual rental tax£491
CGT yr 5£0 · company level
5y net total£14,103
Acquisition costs
25% deposit£17,500
Stamp duty£3,500
Refurb£42,000
Legal + survey£2,000
Mortgage + broker£2,050
Cash needed£67,050
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
LOT 53 FOR SALE BY ONLINE AUCTION on 21st October 2026
Leasehold Semi-Detached House Vacant Possession
Situated on Fairmount Avenue, close to the amenities available in Bolton Town Centre and travelling facilities including Bolton Train Station. Seven Acres Country Park and Leverhulme Park are also nearby.
A Semi-Detached House requiring modernisation on a Good Size Plot of approximately 3,279 sq ft with accommodation arranged on Two Floors comprising:
First Floor…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice