🔒 Sign in to view the address — Bolton
Detached · 2 bed
Supports major UK property portals
Suggested Offer Range
Already 18% below the comparable sales mean — limited negotiation margin. Strong value at current asking price.
🔨 Refurb Cost Estimate
Estimated (no AI photo score yet) · North West rates
| Room | Estimated Refurb Cost |
|---|---|
| Kitchen | £3,400 |
| Bathroom | £2,500 |
| Living Room | £1,450 |
| Hallway / Stairs | £550 |
| Master Bedroom | £1,700 |
| Bedroom 2 | £1,700 |
| Total Estimated Refurb | £10,800 |
⚠ Indicative estimates only. Based on photo condition score and regional benchmarks for a typical 2–3 bed property. Always obtain contractor quotes before committing to a refurb budget. Photo AI may over-flag minor cosmetic issues.
🔧 Local Trades
| Trade | Name | Phone | |
|---|---|---|---|
| builder | Building and Property Services In Bolton - Hinsley & Sons | 01204 391 797 | — |
| decorator | Wallpapering, Painting & Decorating | Bolton | Westhoughton | DJ ... | 07976 238237 | — |
| photographer | Martin Newton Photography - HOME | 07841411638 | — |
Property Details
- Asking Price
- £239,999
- Property Type
- Detached
- Bedrooms
- 2
- Bathrooms
- N/A
- Est. Floor Area
- 900–1,000 sqft (est.)
- Article 4 Area
- ✓ No restriction — SA permitted under PD rights
This listing is priced below the postcode sector benchmark.
Comparable Sales in this postcode sector
🔍 Filtered to 1-3-bedroom comparable sales only.
| Address | Type | Beds | Price | £/sqft | Date | Distance |
|---|---|---|---|---|---|---|
| Sector sale 1 | Detached | 3 | — | — | — | — |
| Sector sale 2 | Detached | 3 | — | — | — | — |
| Sector sale 3 | Detached | 3 | — | — | — | — |
| Sector sale 4 | Detached | 3 | — | — | — | — |
| Sector sale 5 | Detached | 3 | — | — | — | — |
| Sector sale 6 | Detached | 3 | — | — | — | — |
| Sector sale 7 | Detached | 2 | — | — | — | — |
| Sector sale 8 | Detached | 2 | — | — | — | — |
| Sector sale 9 | Detached | 3 | — | — | — | — |
| Sector sale 10 | Detached | 2 | — | — | — | — |
■ Above subject ■ Below subject
Based on 10 comparable sales — Full Range (grey) · Typical IQR (blue) · Fair Value CI (light blue) · | Median · | Mean · Asking (▲)
ⓘ Bedroom counts are estimated from EPC records or floor area, since Land Registry sales don’t record bedrooms directly.
Location
Motivated Seller Analysis
Watch — 5/10Behavioural signals: 159 days on market7.7% price cutBelow market value
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £748 |
| ICR (actual) | 1.28x |
| Feasibility | REFER |
| Notes: Rental coverage 92% — below 100% stressed coverage, most lenders will decline | |
| 💲 Total Cash Required | |
| Purchase Price | £239,999 |
| Deposit (25% — 75% LTV) | £59,999 |
| SDLT (additional property, 5% surcharge) | £14,300 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £77,298 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
Tests lender affordability (rent vs. mortgage interest) — a different calculation from the BRRR Strategy card above, which tests capital recycled via refinance.
| Purchase price | £239,999 | Loan (75% LTV) | £179,999 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £825 |
| Rent needed (1.5×) | £1,237/mo | Estimated rent | £960/mo |
| Stress ratio | 1.16× (need ≥ 1.5×) £277 shortfall | ||
Assumptions: 75% LTV · 5.5% interest only · 1.5× rent coverage (standard lender requirement). Actual lender criteria vary — verify with your broker.
Exit Strategy
Capital appreciation projections at 2.5% pa (a flat UK-wide assumption — not adjusted for this property's specific location). Assumes 75% LTV interest-only mortgage redeemed on sale. Excludes rental income.
How is this calculated?
This is a simplified projection based on comparable sales data and an estimated refurb cost. It does not currently account for seller motivation signals, nearby planning applications, or the area's wider demographic profile — see the relevant sections elsewhere in this report for those. Not financial advice.
| Est. reno cost | Unknown — score listing |
| GDV (comp median) | £297,500 |
| 75% remortgage | £223,125 |
| Cash left in deal | £27,674 (61% recycled) |
| Est. BTL cashflow | £-306/mo |
| Gross margin | +£57,501 |
| Reno cost (est.) | –£10,800 |
| Buy + sell costs | –£22,362 |
| Net profit | +£24,338 (34.4% ROI) |
| SA gross/mo | £456 |
| SA net/mo | £251 |
| BTL est./mo | £960 |
| SA vs BTL uplift | £-504/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £258,453 | +£18,454 | £69,368 | +£9,368 (3.9%) |
| 5 years | £271,537 | +£31,538 | £79,115 | +£19,116 (8.0%) |
| 7 years | £285,283 | +£45,284 | £89,357 | +£29,357 (12.2%) |
Projections: 2.5% pa UK-wide HPI assumption (not location-adjusted), 75% LTV IO mortgage redeemed at sale, 1.5% EA, £1,500 legal, 24% CGT above £3k allowance. Not financial advice.
Finance This Investment
Bridging Finance
Auction purchase, chain break, or refurbishment finance — one enquiry, whole-of-market search.
Check your optionsProperty SPV
Set up a limited company to hold property assets and reduce tax exposure.
Set up a property SPV from £103 — 1st FormationsEPC Certificates
Energy Performance Certificates, Gas Safety Checks and Electrical Condition Reports.
Get your EPCSell Your Property Fast
Cash purchases or auction. No fees. Ideal for motivated sellers or distressed assets.
Get a cash offerAffiliate disclosure: PropertyAlert.uk may earn a commission from these links at no extra cost to you.
📈 Rental Yield & ROI Forecast
Compound-growth projection: 2.5% annual rent growth + 3% capital growth. IO mortgage throughout. For illustration only.
| Year | Est. Rent/yr | Est. Value | Net Income/yr | Cum. Cashflow | Total Return | ROI on Cash Invested |
|---|---|---|---|---|---|---|
| Yr 1 | £11,520 | £247,199 | £7,849 | £-1,151 | £6,049 | 7.7% |
| Yr 3 | £12,103 | £262,253 | £8,269 | £-2,825 | £19,430 | 24.8% |
| Yr 5 | £12,716 | £278,225 | £8,710 | £-3,627 | £34,599 | 44.1% |
| Yr 10 | £14,387 | £322,539 | £9,914 | £-1,525 | £81,015 | 103.3% |
| Yr 15 | £16,277 | £373,911 | £11,275 | £7,060 | £140,971 | 179.8% |
| Yr 20 | £18,416 | £433,465 | £12,815 | £22,977 | £216,443 | 276.1% |
| Yr 25 | £20,836 | £502,505 | £14,557 | £47,193 | £309,699 | 395.0% |
| Yr 30 | £23,575 | £582,541 | £16,529 | £80,796 | £423,338 | 540.0% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
Planning Applications Nearby (within 0.5 miles)
5 planning applications found within 0.5 miles — 🔒 sign in for references, descriptions and status
View all planning applications on your dashboard →
● Approved ● Pending ● Refused
🌎 Area Profile — North West England ⓘ What are deciles?
📄 Lease Information
Estimated remaining lease: 941 years.
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £816 | 4.1% | 2.5% | £-482 | -15.4% |
| Conservative | £893 | 4.5% | 2.9% | £-237 | -3.6% |
| Base | £960 | 4.8% | 3.3% | £-96 | 1.4% |
| Optimistic | £1,037 | 5.2% | 3.7% | £55 | 6.9% |
| Bull | £1,133 | 5.7% | 4.1% | £224 | 13.9% |
⚠ Condition Flags
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●4.8% |
| Net Yield | ●3.27% |
| Net Annual Income | £7,849 |
| Deductions: void 8% (−£922) · mgmt 10% (−£1,152) · maint 10% (−£1,152) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £748 |
| Monthly Cashflow (IO) | ●£-94 |
| Cash-on-Cash Return | ●-1.47% |
| 5-Year IRR | ●1.4% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £14,300 |
| SDLT Effective Rate | 5.96% |
| SDLT (Company) | £14,300 |
| Section 24 Extra Tax/yr (higher rate) | £1,800 |
| SPV Annual Saving | £1,886 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £278,225 |
| Less: Purchase Price | −£239,999 |
| Less: Buying Costs (SDLT + legal) | −£16,900 |
| Less: Selling Costs (est. 2.5%) | −£6,956 |
| = CGT Net Gain (5yr) | £14,370 |
| CGT at 24% | £2,729 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £816 | 4.1% | 2.5% | £-482 | -15.4% |
| Conservative | £893 | 4.5% | 2.9% | £-237 | -3.6% |
| Base | £960 | 4.8% | 3.3% | £-96 | 1.4% |
| Optimistic | £1,037 | 5.2% | 3.7% | £55 | 6.9% |
| Bull | £1,133 | 5.7% | 4.1% | £224 | 13.9% |
Run the numbers on this deal
Use our free Rental Yield Calculator to calculate gross yield, net yield, monthly cash flow, and mortgage stress tests.
Calculate Rental Yield →