Skip to main contenthow this is calculated →
Year 5 disposal
BMV -75%
⊞ View all 21
0/ 100
Weak
No rent data on file — verify locally before offering.
Why it works
- Priced below market -75% vs 12 nearby sold (last 12 mo) — instant equity
- Long lease (859 yrs) — no short-lease drag
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Auction lot — bridging-only finance, 28-day completion
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£517/mo — heavily negative — needs monthly capital injection
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£517/mo
You top up £517/mo
Price vs market
Below market value
-75% vs 12 sold · interior unseen
Return · IRR
—
Not modelled
Cash left in
£0
Fully recycled — pull all your cash back out
Price £40KCash to buy £33K5-yr return on cash -97%
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £10,000
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 £30,000 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
-£517
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£163Mortgage£354Costs
Outgoings exceed rent — you top up £517/mo
Mortgage£163
Costs£354
Maintenance£50
Insurance£20
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£517
Returns
Return before costs on price0.00%
Cash return on cash-18.66%
Gross margin-£354
Cash needed£33,230
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
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 | £0 | £4,250 | £1,950 | £0 | £0 | -£6,200 | -£6,200 |
| Year 2 | £0 | £4,378 | £1,950 | £0 | £0 | -£6,327 | -£12,527 |
| Year 3 | £0 | £4,509 | £1,950 | £0 | £0 | -£6,459 | -£18,986 |
| Year 4 | £0 | £4,644 | £1,950 | £0 | £0 | -£6,594 | -£25,580 |
| Year 5 | £0 | £4,783 | £1,950 | £0 | £0 | -£6,733 | -£32,314 |
Disposal gain (gross)-£18,571
CGT£0
Net Disposal proceeds£43,059
What we verified
What we verified
42064 ok · 2 caution · 0 fail · 6 unknown
Legal & planning
Leasehold859 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
859 yr
Extracted from listing description · verify with solicitor
Tenure & planning859 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
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
Address-matched (ground truth)Band 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 cohortM46 0PW · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Manchester Metropolitan · 18.4 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 · 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 — +£4,491/mo · £4,236/mo ahead of Rent by the room
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 0.00% | -£517 | £33,230 | -97.2% | Low | Feasible |
| Housing-benefit rent | 17.79% | -£75 | £33,230 | -3.8% | Med | Feasible |
| ⭐ Council lease | 195.69% | +£4,491 | £33,230 | 858.9% | Low | Feasible |
| Refurb & refinance | 0.00% | -£517 | £42,282 | -76.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£349 | £68,682 | -32% | Med | Feasible |
| Rent by the room | 53.10% | +£255 | £33,230 | 71.6% | — | 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
+£1,053/mo cash flow vs Rent it out if converted to Rent by the room
72.00% Return before costs on price converted vs 0.00% 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
EPC shows 5 habitable rooms (3 beds + 2 reception(s)) in 89 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms; sized to Wigan adopted standard (6.51/10.22 m²; Wigan Council HMO Licensing Standards v1.1, June 2025); 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-£359
Return before costs on price0.00%
Cash needed£21,898
If converted to Rent by the room
Monthly profit+£694
Return before costs on price72.00%
Cash needed£37,898
Δ vs Rent it out Monthly profit+£1,053
Show conversion detail
Conversion cost estimate
£24,000
Range: £20,400 – £27,600
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.
£12,776–£24,000full refurb + room split
⚠️ Capped at 60% of £40,000 asking (£24,000). Raw model: £62,180–£116,810. Verify with a surveyor before offering.
What's in this cost
- Kitchen£1,886–£3,772
- 2 × bathroom£2,527–£4,633
- Rewire£904–£1,582
- Replumb£678–£1,356
- Windows£2,260–£4,068
- Paint + decor£1,808–£3,390
- Flooring£2,712–£5,198
Comparables
sold within 0.5 miWide · CV 33.7%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 & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodAtherton St George's CofE Primary SchoolPrimary · Academy converter · M46 0HJ
- GoodMeadowbank Primary SchoolPrimary · Community school · M46 0HX
- GoodSt Michael's CofE Primary School, Howe BridgePrimary · Voluntary aided school · M46 0PA
- Not ratedParklee Primary SchoolPrimary · Academy converter · M46 0AR
- Not ratedSt Richard's Roman Catholic Primary School AthertonPrimary · Voluntary aided school · M46 0HA
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£0
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£6,200
Exit costs
Projected sale price (5y · 2%/yr growth)£44,163
Capital gain (pre-CGT)£4,163
Sale costs (~2.5%)£1,104
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-£32,314
Rates as of Oct 2024
Acquisition costs
£33,230cash neededPurchase price£40,000
Deposit (25%)£10,000
Stamp duty+5% additional-property surcharge£2,000
Refurb£17,630
Legal + survey£2,000
Mortgage fees£1,600
Total cash neededdeposit + costs (loan covers the rest)£33,230
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
LOT 78 FOR SALE BY ONLINE AUCTION on 21st October 2026
Leasehold House Vacant Possession
Situated on Leigh Road, close to the amenities available in Atherton Town Centre and travelling facilities including Atherton and Hag Fold Train Stations. Jubilee Park is also nearby.
A Terrace House requiring modernisation with accommodation arranged on Two Floors comprising:
First Floor Bedroom (One) Bedroom (Two) Bedroom (Three) Bathroom/WC
Ground Fl…
Floor plans
Listing metarightmove · McHugh & Co
About this listing
1 days · RightmovePrice history
5-year price trend
Monthly profit
−£517
Cash needed
£33K
Return after costs
-18.66%
IRR
—
Listed 1d ago
347 Leigh Road, Atherton, Manchester, M46 0PW
terraced · 3 bed · 958 sqft (EPC)
£40,000
Chain freeLeasehold 859yrEPC D
Priced below market
1 / 21
0/100
Marginal
No rent data — verify locally before offering.
Priced below market -75% vs 12 nearby sold (last 12 mo)
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Chain free
Price
£40K
75% below sold comps
Return before costs
—
rent unknown
Bedrooms
3
— bath
Energy rating
D
Energy rating
Deal flags2 issues
Auction
Guide price — assume +20-30% in the room
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £10,000
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 £30,000 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
-£517
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£163Mortgage£354Costs
Outgoings exceed rent — you top up £517/mo
Mortgage£163
Costs£354
Maintenance£50
Insurance£20
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£517
Returns
Return before costs on price0.00%
Cash return on cash-18.66%
Gross margin-£354
Cash needed£33,230
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
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 | £0 | £4,250 | £1,950 | £0 | £0 | -£6,200 | -£6,200 |
| Year 2 | £0 | £4,378 | £1,950 | £0 | £0 | -£6,327 | -£12,527 |
| Year 3 | £0 | £4,509 | £1,950 | £0 | £0 | -£6,459 | -£18,986 |
| Year 4 | £0 | £4,644 | £1,950 | £0 | £0 | -£6,594 | -£25,580 |
| Year 5 | £0 | £4,783 | £1,950 | £0 | £0 | -£6,733 | -£32,314 |
Rent by the room upside
What we verified
4306
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureLeasehold years remaining859 yr
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
Sale typeGuide price — assume +20-30% in the roomAuction
Comparables
sold within 0.5 miWide · CV 33.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£390
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£32,314
Acquisition costs
25% deposit£10,000
Stamp duty£2,000
Refurb£17,630
Legal + survey£2,000
Mortgage + broker£1,600
Cash needed£33,230
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 78 FOR SALE BY ONLINE AUCTION on 21st October 2026
Leasehold House Vacant Possession
Situated on Leigh Road, close to the amenities available in Atherton Town Centre and travelling facilities including Atherton and Hag Fold Train Stations. Jubilee Park is also nearby.
A Terrace House requiring modernisation with accommodation arranged on Two Floors comprising:
First Floor Bedroom (One) Bedroom (Two) Bedroom (Three) Bathroom/WC
Ground Fl…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice