A detached HMO, reportedly let.
Address
Park Street, Farnworth, Bolton BL4. The full address is to be confirmed with Bradley Hall, the selling agent.
The property
A detached six-bed HMO. Every room is en-suite, and several have kitchenettes. The listing says it was refurbished in 2019.
Tenure and use
Tenure is not stated. The listing gives C4 HMO use, in an Article 4 area. We have not yet seen the licence or planning evidence.
The tenancies
Reportedly let. £40,000 a year works out at £128 a room a week, below the £147 local average for a double en-suite. The tenancy schedule has been requested.
The price
Offers over £300,000. We model £270,000; that is our target, not agreed. No works are modelled, and the condition is checked at viewing.
The location
About 2 miles south-east of Bolton town centre, near Farnworth station, with trains to Bolton and Manchester, and close to the M61.
Modelled at £270,000.
Built on assumptions. These are modelled figures, not verified ones. The rent is the agent's figure and the price is our target, not yet agreed. Gross yield is 13.3% at the asking price. The investor pack sets out what's evidenced and what's assumed.
The cash you put in, and what's left each month.
What goes in
Every month
Our sourcing fee is counted in the money you put in. The mortgage is an assumption, not a lender quote: 75% of the price, interest only, at 5.5%. The £40,000 rent is not yet supported by a tenancy schedule.
If things go against it.
Net a month, before tax
From our deal model, not a lender quote.The value
Large houses nearby point to about £330,000 as a house (range £288,000–£372,000). That's our estimate from sold prices, not a valuation.
The lender lends against its own valuer's figure. If that comes in lower, you put in more cash.
We check before you commit.
- 1
The real rents
We get the actual rent and bills for each room from the agent.
- 2
The licence
We check the licence and planning use on Bolton Council's register.
- 3
The lending
A broker confirms limited company HMO rates and how the lender will value it.
- 4
Your offer
We rerun the model and agree an offer with you. We would not go above £285,000; the model uses £270,000.
- 5
Secure it
On acceptance, a £2,000 holding deposit, then survey, searches and valuation. We check the deposit's refund terms first.
What could change the outcome.
The rent
The £40,000 is the agent's figure. We have not yet reviewed a tenancy schedule or rent history.
Licence and use
The HMO licence, C4 planning use, room sizes and fire safety all need evidence. A licence doesn't transfer: the buyer reapplies.
The value
The £330,000 is not a valuation. A lower lender valuation means more cash in.
The condition
No works are modelled, but the house has not been viewed. The photos are the agent's and undated.
Still open
Tenure, any VAT, actual running costs and lender terms are not yet confirmed.
Your capital
Capital is at risk. The £2,000 holding deposit's legal basis and refund terms are checked before it is paid.
What we've seen, and what it shows.
The agent's listing
Bradley Hall, listed 5 June 2026. It states the rent, the rooms, the 2019 refurbishment and C4 use. That is the agent's claim, not proof.
Local rents
A £147 a week local average for a double en-suite. It suggests the stated rent is not above the local market.
Nearby sold prices
Two nearby five-bed sales, adjusted for size, give our £330,000 estimate. It is a guide to value, not a valuation.
Our deal model
Our modelled figures and the investor pack. They show the outcome if the assumptions hold, not what has been achieved.
Six photos from the selling agent's listing. Their date isn't stated, and the house was refurbished in 2019, so we check its condition at viewing.
What we have, and what we're waiting for.
Documents marked Requested are with the selling agent. They'll appear here, on this same link, as they arrive. Also outstanding: 12 months' rent statements, deposit protection, actual running costs, tenure and VAT, the lender's valuation and an accepted price.