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Year 5 disposal
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0/ 100
Weak
3.46% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- 3.46% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£865/mo — heavily negative — needs monthly capital injection
- -11.5% 5y IRR — capital outlay disproportionate to returns
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£865/mo
You top up £865/mo
Price vs market
Above comparable sales
+169% vs 12 sold
Return · IRR
-11.5%/yr
Loses money over 5 years
Cash to get in
£97K
Deposit + fees + refurb
Price £280KReturn before costs on price 3.46%5-yr return on cash -50%Rent est. £807 (£649–£1,003)
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: £649–£1,003/mo · n=54
Financing
DepositYour cash in — the rest is the mortgage25% · £70,000
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £210,000 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£865
after mortgage, operating costs & tax
Rent in£807/mo gross
£776/mo collected · £31/mo lost to voids
Where it goes
£1,138Mortgage£503Costs
Outgoings exceed rent — you top up £865/mo
Mortgage£1,138
Costs£503
Management£81
Maintenance£67
Insurance£28
CapEx reserve£40
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£865
Returns
Return before costs on price3.46%
Cash return on cash-10.69%
Gross margin£273
Cash needed£97,075
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.68
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 | £9,684 | £6,036 | £13,650 | £0 | £0 | -£10,002 | -£10,002 |
| Year 2 | £9,975 | £6,217 | £13,650 | £0 | £0 | -£9,892 | -£19,894 |
| Year 3 | £10,274 | £6,403 | £13,650 | £0 | £0 | -£9,779 | -£29,673 |
| Year 4 | £10,582 | £6,595 | £13,650 | £0 | £0 | -£9,663 | -£39,336 |
| Year 5 | £10,899 | £6,793 | £13,650 | £0 | £0 | -£9,544 | -£48,880 |
Disposal gain (gross)-£461
CGT£0
Net Disposal proceeds£301,414
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
Verify
Lender impact
No EWS1 / floor info in description. Buildings > 11 m need EWS1 or PAS 9980 — confirm height + status with the agent before offering.
Verify with lender
A1/A2 = mortgageable · B1 = mortgageable with plan · B2 = remediation required
RICS EWS1 guidance →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 profileMixed demand
Tenant profilelikely cohortFY4 1RN · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Lancaster University · 31.1 km
Reason
Mixed-demand area without a single dominant tenant cohort. Local lettings agent can clarify.
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
2-bed · 2-bath · 810 sqft
£25k–£49k
£ per sqft
building cost only
£31–£61
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£5,670–£10,530
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,910–£17,010
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history0d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£274,000 in 2024 → £280,000 asking
+2.2%in 2y
- 2024£274,000—
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 — -£826/mo · £39/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 | 3.46% | -£865 | £97,075 | -50.4% | Low | Feasible |
| Housing-benefit rent | 2.31% | -£1,121 | £97,075 | -66.5% | Med | Feasible |
| ⭐ Council lease | 3.46% | -£826 | £97,075 | -49.8% | Low | Feasible |
| Refurb & refinance | 3.46% | -£865 | £111,615 | -43.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£374 | £302,415 | 9% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Fylde Coast · cap £540/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Fylde Coast
- LHA monthly cap:
- £540
- Scheme type:
- none
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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
+£561/mo cash flow vs Rent it out if converted to Rent by the room
10.29% Return before costs on price converted vs 3.46% as-is
As-is Rent it out
Monthly profit-£642
Return before costs on price3.46%
Cash needed£81,898
If converted to Rent by the room
Monthly profit-£81
Return before costs on price10.29%
Cash needed£97,898
Δ vs Rent it out Monthly profit+£561
Show conversion detail
Cannot Rent by the room:Only 2 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Conversion cost estimate
£40,000
Range: £34,000 – £48,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Uncertain · 36% 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 20% (10 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.
£48,390–£90,830full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£3,240–£5,670
- Replumb£2,430–£4,860
- Windows£8,100–£14,580
- Paint + decor£5,670–£10,530
- Flooring£8,910–£17,010
Comparables
sold within 0.5 miWide · CV 32.8%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Article 4 Direction - C3 to C4 HMO
≈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
- GoodArmfield AcademyAll-through · Free schools · FY4 1TL
- Not ratedThames Primary AcademyPrimary · Academy converter · FY4 1EE
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£9,684
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£10,374
Exit costs
Projected sale price (5y · 2%/yr growth)£309,143
Capital gain (pre-CGT)£29,143
Sale costs (~2.5%)£7,729
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-£48,880
Rates as of Oct 2024
Acquisition costs
£97,075cash neededPurchase price£280,000
Deposit (25%)£70,000
Stamp duty+5% additional-property surcharge£18,000
Refurb£1,350
Legal + survey£2,525
Mortgage fees£5,200
Total cash neededdeposit + costs (loan covers the rest)£97,075
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
This stunning upper floor apartment boasts two spacious bedrooms, a bright open plan kitchen/ living area and two modern bathrooms. The property features a charming roof terrace and a private balcony, offering picturesque views of the surrounding area. Residents will benefit from allocated parking, ensuring convenience and security.
The apartment is beautifully presented throughout, with contemporary fixtures and fittings adding to the overall appeal, can be sold as seen. Th…
Floor plans
Nearby active comparables1 rental
Comparable rentals
FY4 · same beds + typeMedian nearby: £700/mo · 1 of 1 already let-£107 vs our est
- Waterloo Road, Blackpool, FY4Let2b£700/moMay 2026
Other deals nearby
FY4 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Reeds Rains
About this listing
RightmovePrice history
5-year price trend
Monthly profit
−£865
Cash needed
£97K
Return after costs
-10.69%
IRR
-11.52%
New South Promenade, Blackpool, Lancashire, FY4
flat · 2 bed · 2 bath
£280,000
est £807 · 3.46% gross
1 / 16
0/100
Marginal
3.46% — verify the rent + comps locally.
3.46% Return before costs — around the area average for this property type.
Monthly profit −£865/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£280K
169% above sold comps
Return before costs
3.46%
est rent £807/monot enough comparablesRange £649–£1,003/mo (Q1–Q3)
Bedrooms
2
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: £649–£1,003/mo · n=54
Financing
DepositYour cash in — the rest is the mortgage25% · £70,000
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £210,000 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£865
after mortgage, operating costs & tax
Rent in£807/mo gross
£776/mo collected · £31/mo lost to voids
Where it goes
£1,138Mortgage£503Costs
Outgoings exceed rent — you top up £865/mo
Mortgage£1,138
Costs£503
Management£81
Maintenance£67
Insurance£28
CapEx reserve£40
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£865
Returns
Return before costs on price3.46%
Cash return on cash-10.69%
Gross margin£273
Cash needed£97,075
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.68
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Fylde Coast · cap £540/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Fylde Coast
- LHA monthly cap:
- £540
- Scheme type:
- none
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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 | £9,684 | £6,036 | £13,650 | £0 | £0 | -£10,002 | -£10,002 |
| Year 2 | £9,975 | £6,217 | £13,650 | £0 | £0 | -£9,892 | -£19,894 |
| Year 3 | £10,274 | £6,403 | £13,650 | £0 | £0 | -£9,779 | -£29,673 |
| Year 4 | £10,582 | £6,595 | £13,650 | £0 | £0 | -£9,663 | -£39,336 |
| Year 5 | £10,899 | £6,793 | £13,650 | £0 | £0 | -£9,544 | -£48,880 |
Rent by the room upside
What we verified
2307
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
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
Area▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile▾
Tenant profileBeds + postcode heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miWide · CV 32.8%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,730
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£48,880
Acquisition costs
25% deposit£70,000
Stamp duty£18,000
Refurb£1,350
Legal + survey£2,525
Mortgage + broker£5,200
Cash needed£97,075
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
This stunning upper floor apartment boasts two spacious bedrooms, a bright open plan kitchen/ living area and two modern bathrooms. The property features a charming roof terrace and a private balcony, offering picturesque views of the surrounding area. Residents will benefit from allocated parking, ensuring convenience and security.
The apartment is beautifully presented throughout, with contemporary fixtures and fittings adding to the overall appeal, can be sold as seen. Th…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice