Bolton · BL7 9DY · 2-bed
Cottonfields, Eagley Valley, Bolton
© OpenStreetMap · click to open in maps
Asking price
£175,000
£172/sqft
Verdict
Strong rental backup (7.2% gross yield)
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
Best fit£1,050/mo
7.2% gross yield
Open-market tenant on a 12-month AST.
LHA / Section 8
£573/mo
3.9% gross yield
Council-paid tenant. Stable rent, longer tenancies, slight discount to market.
Council lease
£487/mo
3.3% 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
2-bed but EPC unknown — factor retrofit cost or budget for it.
Standard BTL
7.2% gross — clears typical 5%+ break-even threshold.
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
£0
2nd home / BTL
£8,750
Mortgage @ 75% LTV
- Loan
- £131,250
- Deposit
- £43,750
- Per month
- £806
Cash you'd need to walk in (deposit + investor SDLT, before legal/survey): £52,500
Should you pay this?
Asking price is in line with what 2-bed homes have been selling for nearby.
Contains HM Land Registry data © Crown copyright and database right.
What it'd rent for
£1,050/month7.2% gross yield
Based on 377 live rentals in Bolton · 2-bed homes here average £980/mo.
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
- []
Loading nearby sold…
5-year price trend
Crime risk
Flood risk
Schools & Ofsted
No schools indexed yet for this postcode sector. The official sources below cover every UK postcode.
Catchments aren't published nationally; many schools use distance-from-school as the deciding factor. The links above give you the official data — only the local authority can confirm a specific year's catchment boundary.
Contains public sector information licensed under the Open Government Licence v3.0.
Area pulse
- 5,753 new listings here in the last month — good comparable supply.
- Inside an Article 4 area — HMO conversion needs planning consent (don't assume you can split it).
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