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Year 5 disposal
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39/ 100
Weak
7.91% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.91% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£38/mo — mildly negative — equity build may cover
- -0.7% 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
−£38/mo
You top up £38/mo
Price
£110K
No local sold comps to compare
Return · IRR
-0.7%/yr
Loses money over 5 years
Cash to get in
£49K
Deposit + fees + refurb
Return before costs on price 7.91%5-yr return on cash 2%Rent est. £725 (£644–£816)
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: £644–£816/mo · n=46
Financing
DepositYour cash in — the rest is the mortgage25% · £27,500
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 (£8,604–£16,061 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £82,500 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£38
after mortgage, operating costs & tax
Rent in£725/mo gross
£697/mo collected · £28/mo lost to voids
Where it goes
£447Mortgage£289Costs
Outgoings exceed rent — you top up £38/mo
Mortgage£447
Costs£289
Management£73
Maintenance£50
Insurance£20
CapEx reserve£36
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£38
Returns
Return before costs on price7.91%
Cash return on cash-0.94%
Gross margin£409
Cash needed£48,822
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.56
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 | £8,700 | £3,463 | £5,363 | £0 | £0 | -£125 | -£125 |
| Year 2 | £8,961 | £3,567 | £5,363 | £0 | £6 | £26 | -£100 |
| Year 3 | £9,230 | £3,674 | £5,363 | £0 | £37 | £156 | £57 |
| Year 4 | £9,507 | £3,784 | £5,363 | £0 | £68 | £292 | £349 |
| Year 5 | £9,792 | £3,898 | £5,363 | £0 | £101 | £431 | £779 |
Disposal gain (gross)-£10,259
CGT£0
Net Disposal proceeds£118,413
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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 profileMixed demand
Tenant profilelikely cohortBB2 2SJ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Manchester Metropolitan · 34.9 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 · 1-bath · 757 sqft
£21k–£41k
£ per sqft
building cost only
£27–£54
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,299–£9,841
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,327–£15,897
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history1d on market2 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£93,000 in 2013 → £110,000 asking
+18.3%in 13y
- 2013£93,000+2.2% in 6y
- 2007£91,000+405.6% in 12y
- 1995£18,000—
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 — -£5/mo · £34/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 | 7.91% | -£38 | £48,822 | 1.6% | Low | Feasible |
| Housing-benefit rent | 5.17% | -£275 | £48,822 | -27.8% | Med | Feasible |
| ⭐ Council lease | 7.91% | -£5 | £48,822 | 2.2% | Low | Feasible |
| Refurb & refinance | 7.91% | -£38 | £58,911 | 1.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£174 | £133,261 | -0% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA East Lancs · cap £474/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- East Lancs
- LHA monthly cap:
- £474
- 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
+£517/mo cash flow vs Rent it out if converted to Rent by the room
26.18% Return before costs on price converted vs 7.91% as-is
As-is Rent it out
Monthly profit-£44
Return before costs on price7.91%
Cash needed£39,398
If converted to Rent by the room
Monthly profit+£472
Return before costs on price26.18%
Cash needed£55,398
Δ vs Rent it out Monthly profit+£517
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
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£35,031–£66,000full refurb + room split
⚠️ Capped at 60% of £110,000 asking (£66,000). Raw model: £40,835–£76,935. Verify with a surveyor before offering.
What's in this cost
- Kitchen£7,412–£14,824
- 1 × bathroom£4,890–£8,965
- Rewire£2,598–£4,546
- Replumb£1,948–£3,896
- Windows£6,494–£11,689
- Paint + decor£4,546–£8,442
- Flooring£7,143–£13,638
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
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- OutstandingTauheedul Islam Boys' High SchoolSecondary · Free schools · BB2 2LD
- GoodGriffin Park Primary SchoolPrimary · Community school · BB2 2PN
- Not ratedSt Luke and St Philips Church of England Primary SchoolPrimary · Academy sponsor led · BB2 2LZ
- Not ratedSt Peter's Roman Catholic Primary School, BlackburnPrimary · Voluntary aided school · BB2 2RY
- Not ratedSt Wilfrid's Church of England AcademySecondary · Academy converter · BB2 2JR
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£8,700
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£460
Exit costs
Projected sale price (5y · 2%/yr growth)£121,449
Capital gain (pre-CGT)£11,449
Sale costs (~2.5%)£3,036
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£779
Rates as of Oct 2024
Acquisition costs
£48,822cash neededPurchase price£110,000
Deposit (25%)£27,500
Stamp duty+5% additional-property surcharge£5,500
Refurb£11,472
Legal + survey£1,700
Mortgage fees£2,650
Total cash neededdeposit + costs (loan covers the rest)£48,822
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A WELL PRESENTED TWO BEDROOM TERRACE HOME IN REDLAM, recently repainted throughout to provide a fresh and neutral blank canvas for the new owner.
The property offers two reception rooms, providing flexible living and dining space, along with a welcoming entrance hallway with laminate flooring and high ceilings. The main living room features a fireplace, while the second reception room provides useful additional space for dining, a home office or sitting room.
The kitchen is…
Floor plans
Listing metarightmove · Stones Young Estate and Letting Agents
About this listing
1 days · RightmovePrice history
5-year price trend
Monthly profit
−£38
Cash needed
£49K
Return after costs
-0.94%
IRR
-0.66%
Listed 1d ago
Hawkshead Street, Blackburn, BB2
terraced · 2 bed · 1 bath · 757 sqft
£110,000
est £725 · 7.91% gross
EPC D
1 / 13
39/100
Marginal
7.91% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.91% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£110K
Return before costs
7.91%
est rent £725/monot enough comparablesRange £644–£816/mo (Q1–Q3)
Bedrooms
2
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: £644–£816/mo · n=46
Financing
DepositYour cash in — the rest is the mortgage25% · £27,500
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 (£8,604–£16,061 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £82,500 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£38
after mortgage, operating costs & tax
Rent in£725/mo gross
£697/mo collected · £28/mo lost to voids
Where it goes
£447Mortgage£289Costs
Outgoings exceed rent — you top up £38/mo
Mortgage£447
Costs£289
Management£73
Maintenance£50
Insurance£20
CapEx reserve£36
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£38
Returns
Return before costs on price7.91%
Cash return on cash-0.94%
Gross margin£409
Cash needed£48,822
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.56
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA East Lancs · cap £474/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- East Lancs
- LHA monthly cap:
- £474
- 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 | £8,700 | £3,463 | £5,363 | £0 | £0 | -£125 | -£125 |
| Year 2 | £8,961 | £3,567 | £5,363 | £0 | £6 | £26 | -£100 |
| Year 3 | £9,230 | £3,674 | £5,363 | £0 | £37 | £156 | £57 |
| Year 4 | £9,507 | £3,784 | £5,363 | £0 | £68 | £292 | £349 |
| Year 5 | £9,792 | £3,898 | £5,363 | £0 | £101 | £431 | £779 |
Rent by the room upside
What we verified
3306
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
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 let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,073
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£779
Acquisition costs
25% deposit£27,500
Stamp duty£5,500
Refurb£11,472
Legal + survey£1,700
Mortgage + broker£2,650
Cash needed£48,822
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
A WELL PRESENTED TWO BEDROOM TERRACE HOME IN REDLAM, recently repainted throughout to provide a fresh and neutral blank canvas for the new owner.
The property offers two reception rooms, providing flexible living and dining space, along with a welcoming entrance hallway with laminate flooring and high ceilings. The main living room features a fireplace, while the second reception room provides useful additional space for dining, a home office or sitting room.
The kitchen is…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice