4-bed
Bank Side, Westhoughton, Bolton
© OpenStreetMap · click to open in maps
Asking price
£379,995
Verdict
Looks fair for the area
What you could do with it
Estimated gross yields from current rental comps. Numbers are pre-cost — service, voids, mortgage, management still come off these.
Standard BTL
£1,800/mo
5.7% gross yield
Open-market tenant on a 12-month AST.
HMO (rooms)
Best fit£2,116/mo
6.7% gross yield
4–6 individual tenants, shared living. Highest yield, most management.
⚠ Article 4 area — HMO conversion needs planning consent.
LHA / Section 8
£947/mo
3.0% gross yield
Council-paid tenant. Stable rent, longer tenancies, slight discount to market.
Council lease
£805/mo
2.5% gross yield
3–5 yr guaranteed-rent lease to a housing association. Hands-off.
Who is this for?
Quick read across the buyer personas. ✅ = good fit · ⚠ = workable with caveats · ❌ = look elsewhere.
Family home
4-bed but EPC unknown — factor retrofit cost or budget for it.
Standard BTL
5.7% gross — clears typical 5%+ break-even threshold.
HMO (rooms)
6.7% HMO yield + Article 4 — slow + expensive to convert.
Buy + rent later
Rents would more than cover BTL mortgage costs if life changes.
The numbers
England (SDLT) · 75% LTV mortgage at 5.5% over 25 years (capital repayment).
Stamp duty
First-time buyer
£0
Home mover
£6,500
2nd home / BTL
£25,500
Mortgage @ 75% LTV
- Loan
- £284,996
- Deposit
- £94,999
- Per month
- £1,750
Cash you'd need to walk in (deposit + investor SDLT, before legal/survey): £120,499
Should you pay this?
Asking price is in line with what 4-bed homes have been selling for nearby.
Contains HM Land Registry data © Crown copyright and database right.
What it'd rent for
£1,800/month5.68% gross yield
Most landlords need 5%+ gross to break even after costs in this area, so this is a decent fallback if your plans shift.
Property features
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Loading nearby sold…
Crime risk
Flood risk
Area pulse
- Inside an Article 4 area — HMO conversion needs planning consent (don't assume you can split it).
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