Sold STC Semi-detached

10 THE SPINNEY

PRESTON, PENWORTHAM, LANCASHIRE PR1 0NQ

2 beds 1 baths 603 sq ft Listed 14 Dec 2023 (-909d)

£210,000

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# 2 bedroom semi-detached bungalow for sale (PR1 0NQ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 10 THE SPINNEY, PRESTON, PENWORTHAM, LANCASHIRE PR1 0NQ |
| Price | £210,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | C |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 56 m² |
| Last sold | £215,000 Apr 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Current heating cost:** £448/year
- **Est. upgrade cost to C:** £15,690

### Recommendations
- A2 (£850 - £1,500)
- W2 (£4,000 - £6,000)
- E (£15)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2150-9269-1070-0006-1105)

## Description

**** **** This beautifully renovated true bungalow offers flexible accommodation with the option for either 1 or 2 bedrooms. Situated on a great-sized landscaped corner plot, it boasts a newly fitted kitchen and bathroom. Ideally located on a sought-after cul de sac on The Spinney, just off Howick Moor Lane in Penwortham, this property provides easy access and single-floor living.

The home is superbly positioned for convenience, providing easy access to Preston City Centre, transport links, and local shops.

The newly fitted kitchen features light grey shaker style cupboards and contrasting worktops, offering ample storage, an integrated oven and hob, space for a dishwasher, washing machine, free-standing fridge freezer, and plenty of room for the avid home cook.

Moving through the kitchen opens up to an extra reception space, currently configured as a dining room but with the flexibility to function as a second bedroom.

The living room is a tranquil space ideal for both entertaining and quiet relaxation, with seamless access to the garden through the patio doors.

The primary bedroom features a selection of built-in wardrobes, and the recently installed bathroom suite includes a bath with a shower overhead and a vanity washbasin.

Outside to the front is a low maintenance garden of shrubs borders and trees. There is a detached workshop with power and lighting, which is accessed at the side, via a driveway or through the courtyard. The rear garden is also low maintenance, presenting an excellent opportunity for someone with a passion for gardening to create a peaceful haven.

**LOCAL** **INFORMATION** **** PENWORTHAM is a town in South Ribble, Lancashire. Situated on the South Bank of the River Ribble, where a vibrant community with an abundance of shops, cafes, diverse eateries and trendy wine bars, are conveniently on hand. Excellent catchment area for primary and secondary schools. Preston city centre is no more than a mile away, easy access to the motorway network with the Lake District, Manchester and Liverpool being only an hour's drive. Fantastic walks, parks and cycleways are also easily accessed within minutes of the area.

**PORCH** ****

**HALLWAY** ****

**KITCHEN** **9' 9" x 9' 9" (2.97m x 2.97m)**

**RECEPTION/** **BEDROOM** **11' 11" x 11' 1" (3.63m x 3.38m)**

**LIVING** **ROOM** **15' 2" x 11' 2" (4.62m x 3.4m)**

**BEDROOM** **12' 1" x 9' 2" (3.68m x 2.79m)**

**BATHROOM** **5' 4" x 8' 5" (1.63m x 2.57m)**

**OUTSIDE** ****

**** **** We are informed this property is Council Tax Band C

For further information please check the Government Website

**** **** Whilst we believe the data within these statements to be accurate, any person(s) intending to place an offer and/or purchase the property should satisfy themselves by inspection in person or by a third party as to the validity and accuracy.

**** **** Please call   to arrange a viewing on this property now.  Our office hours are 9am-5pm Monday to Friday and 9am-4pm Saturday.

## Property Photos

- ![Front](/listings/photos/142934291/254187) - Front
- ![Living Room](/listings/photos/142934291/254188) - Living Room
- ![Kitchen](/listings/photos/142934291/254189) - Kitchen
- ![Bedroom](/listings/photos/142934291/254190) - Bedroom
- ![Bedroom/ Receptio...](/listings/photos/142934291/254191) - Bedroom/ Receptio...
- ![Bathroom](/listings/photos/142934291/254192) - Bathroom
- ![Outside](/listings/photos/142934291/254193) - Outside
- ![Photo](/listings/photos/142934291/254194)
- ![Outside](/listings/photos/142934291/254195) - Outside

## Floorplans

- ![Floorplan 1](/listings/photos/142934291/254196) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/142934291/254197) - EPC 1
- ![EPC Front Page](/listings/photos/142934291/254198) - EPC Front Page

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 10 THE SPINNEY, PENWORTHAM, PRESTON, SOUTH RIBBLE, LANCASHIRE, PR1 0NQ | £215,000 | 26/04/2024 | Semi-detached |
| 10 THE SPINNEY, PENWORTHAM, PRESTON, SOUTH RIBBLE, LANCASHIRE, PR1 0NQ | £165,000 | 26/05/2023 | Semi-detached |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 54 HOWICK PARK AVENUE, PENWORTHAM, PRESTON, SOUTH RIBBLE, LANCASHIRE, PR1 0LS | £265,000 | 11/12/2025 | Semi-detached |
| 12 CENTRAL DRIVE, PENWORTHAM, PRESTON, SOUTH RIBBLE, LANCASHIRE, PR1 0NL | £215,000 | 07/11/2025 | Semi-detached |
| 35 MAYFLOWER AVENUE, PENWORTHAM, PRESTON, SOUTH RIBBLE, LANCASHIRE, PR1 0LJ | £220,000 | 15/08/2025 | Semi-detached |
| 24 HOWICK PARK CLOSE, PENWORTHAM, PRESTON, SOUTH RIBBLE, LANCASHIRE, PR1 0LT | £212,500 | 06/10/2023 | Semi-detached |
| [Same street] 3 THE SPINNEY, PENWORTHAM, PRESTON, SOUTH RIBBLE, LANCASHIRE, PR1 0NQ | £205,000 | 29/09/2023 | Semi-detached |
| 29 MOOR AVENUE, PENWORTHAM, PRESTON, SOUTH RIBBLE, LANCASHIRE, PR1 0ND | £226,000 | 28/09/2023 | Semi-detached |
| 255 LIVERPOOL ROAD, PENWORTHAM, PRESTON, SOUTH RIBBLE, LANCASHIRE, PR1 0NA | £290,000 | 31/08/2023 | Semi-detached |
| 79 MOOR AVENUE, PENWORTHAM, PRESTON, SOUTH RIBBLE, LANCASHIRE, PR1 0NE | £202,000 | 27/07/2023 | Semi-detached |
| 63 MOOR AVENUE, PENWORTHAM, PRESTON, SOUTH RIBBLE, LANCASHIRE, PR1 0NE | £135,000 | 14/06/2023 | Semi-detached |
| 16 PARKLANDS AVENUE, PENWORTHAM, PRESTON, SOUTH RIBBLE, LANCASHIRE, PR1 0QL | £415,000 | 14/04/2023 | Semi-detached |
| 259 LIVERPOOL ROAD, PENWORTHAM, PRESTON, SOUTH RIBBLE, LANCASHIRE, PR1 0NA | £240,000 | 03/04/2023 | Semi-detached |
| 9 PARKLANDS CLOSE, PENWORTHAM, PRESTON, SOUTH RIBBLE, LANCASHIRE, PR1 0QN | £236,500 | 17/03/2023 | Semi-detached |
| 245 LIVERPOOL ROAD, PENWORTHAM, PRESTON, SOUTH RIBBLE, LANCASHIRE, PR1 0NA | £259,000 | 12/12/2022 | Semi-detached |
| 4 MOOR AVENUE, PENWORTHAM, PRESTON, SOUTH RIBBLE, LANCASHIRE, PR1 0ND | £167,000 | 11/11/2022 | Semi-detached |
| 11 CENTRAL DRIVE, PENWORTHAM, PRESTON, SOUTH RIBBLE, LANCASHIRE, PR1 0NL | £311,000 | 28/10/2022 | Semi-detached |
| 8 PARKLANDS CLOSE, PENWORTHAM, PRESTON, SOUTH RIBBLE, LANCASHIRE, PR1 0QN | £245,000 | 24/10/2022 | Semi-detached |
| 1 CENTRAL DRIVE, PENWORTHAM, PRESTON, SOUTH RIBBLE, LANCASHIRE, PR1 0NL | £280,000 | 30/09/2022 | Semi-detached |
| 29 MOOR AVENUE, PENWORTHAM, PRESTON, SOUTH RIBBLE, LANCASHIRE, PR1 0ND | £170,000 | 22/07/2022 | Semi-detached |
| 9 HOWICK PARK CLOSE, PENWORTHAM, PRESTON, SOUTH RIBBLE, LANCASHIRE, PR1 0LT | £214,750 | 06/06/2022 | Semi-detached |
| 94 BIRCH AVENUE, PENWORTHAM, PRESTON, SOUTH RIBBLE, LANCASHIRE, PR1 0LP | £280,000 | 27/05/2022 | Semi-detached |
| 8 CENTRAL DRIVE, PENWORTHAM, PRESTON, SOUTH RIBBLE, LANCASHIRE, PR1 0NL | £250,000 | 04/03/2022 | Semi-detached |

**Street average:** £205,000 (1 sale)
**Area average:** £241,688 (20 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £216,936 (61 Semi-detached, PR1, 2024–2026)
- **Deviation:** -3.2%

## Rental Range

*ONS Price Index of Private Rents (South Ribble). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £711/mo
- **Realistic:** £790/mo
- **Optimistic:** £869/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Central Lancs (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £573/mo

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Block B, M3 | £1,420/mo | 2 | 0.58 miles | OpenRent |

**Average rent: £1,420/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.68% (weak for cashflow)
- **Max investor price (0.8%):** £177,500
- **Target investor price (1%):** £142,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,420/mo).*

- **Gross yield:** 8.1%
- **Cost-to-rent:** 12.3×
- **Monthly cashflow:** £426/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 8.4%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Price per Square Metre

- **£/m²:** £3,750/m²

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 38.4%
- **10y growth:** 38.8%

## House Price Index (HM Land Registry)

*Official index for South Ribble; Semi-detached series; as of March 2026.*

- **1y growth (index):** 4.4%
- **5y growth (index):** 28.9%
- **10y growth (index):** 50.6%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

Front Living Room Kitchen Bedroom Bedroom/ Receptio... Bathroom Outside Photo 8 Outside

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Property details

Tenure

FREEHOLD

Floor area

56 m²

Council tax band

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£215,000 Apr 2024

Price per m²

£3,750/m²

Local average

£216,936 (-3.2%)

Deprivation

Decile 10 (32,340 of 33,755)

Street crime

36 incidents within 1 mile (Apr 2026)

Key features

Beautifully Renovated True Bungalow
Positioned On A Great Sized Plot
Brand New Kitchen & Bathroom
1/2 Bedrooms
Living Room
Three Piece Bathroom
Low Maintenance Landscaped Gardens
Workshop
Full Property Details in our Brochure * LINK BELOW

Additional details

Heating: Gas central
Parking: Off street
Garden: Yes

Description

** This beautifully renovated true bungalow offers flexible accommodation with the option for either 1 or 2 bedrooms. Situated on a great-sized landscaped corner plot, it boasts a newly fitted kitchen and bathroom. Ideally located on a sought-after cul de sac on The Spinney, just off Howick Moor Lane in Penwortham, this property provides easy access and single-floor living.

The home is superbly positioned for convenience, providing easy access to Preston City Centre, transport links, and local shops.

The newly fitted kitchen features light grey shaker style cupboards and contrasting worktops, offering ample storage, an integrated oven and hob, space for a dishwasher, washing machine, free-standing fridge freezer, and plenty of room for the avid home cook.

Moving through the kitchen opens up to an extra reception space, currently configured as a dining room but with the flexibility to function as a second bedroom.

The living room is a tranquil space ideal for both entertaining and quiet relaxation, with seamless access to the garden through the patio doors.

The primary bedroom features a selection of built-in wardrobes, and the recently installed bathroom suite includes a bath with a shower overhead and a vanity washbasin.

Outside to the front is a low maintenance garden of shrubs borders and trees. There is a detached workshop with power and lighting, which is accessed at the side, via a driveway or through the courtyard. The rear garden is also low maintenance, presenting an excellent opportunity for someone with a passion for gardening to create a peaceful haven.

LOCAL INFORMATION PENWORTHAM is a town in South Ribble, Lancashire. Situated on the South Bank of the River Ribble, where a vibrant community with an abundance of shops, cafes, diverse eateries and trendy wine bars, are conveniently on hand. Excellent catchment area for primary and secondary schools. Preston city centre is no more than a mile away, easy access to the motorway network with the Lake District, Manchester and Liverpool being only an hour's drive. Fantastic walks, parks and cycleways are also easily accessed within minutes of the area.

PORCH

HALLWAY

KITCHEN 9' 9" x 9' 9" (2.97m x 2.97m)

RECEPTION/ BEDROOM 11' 11" x 11' 1" (3.63m x 3.38m)

LIVING ROOM 15' 2" x 11' 2" (4.62m x 3.4m)

BEDROOM 12' 1" x 9' 2" (3.68m x 2.79m)

BATHROOM 5' 4" x 8' 5" (1.63m x 2.57m)

OUTSIDE

We are informed this property is Council Tax Band C
For further information please check the Government Website

Whilst we believe the data within these statements to be accurate, any person(s) intending to place an offer and/or purchase the property should satisfy themselves by inspection in person or by a third party as to the validity and accuracy.

** Please call to arrange a viewing on this property now. Our office hours are 9am-5pm Monday to Friday and 9am-4pm Saturday.

Listed by

Preston & South Ribble

Roberts & Co Sales & Lettings

Reference: 142934291

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 09/01/2023

Current heating cost: £448/year

Potential heating cost: £381/year

Est. upgrade cost to C: £15,690

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Flat roof or sloping ceiling insulation (£850 - £1,500)
Floor insulation (solid floor) (£4,000 - £6,000)
Low energy lighting for all fixed outlets (£15)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

EPC Front Page

Price history

30% since 2023

Event	Date	Price	% change
Sold	26/04/2024 (2 years ago)	£215,000	+30.3%
Sold	26/05/2023 (3 years ago)	£165,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
54 HOWICK PARK AVENUE, PENWORTHAM, PRESTON, SOUTH RIBBLE, LANCASHIRE, PR1 0LS	£265,000	11/12/2025	Semi-detached
12 CENTRAL DRIVE, PENWORTHAM, PRESTON, SOUTH RIBBLE, LANCASHIRE, PR1 0NL	£215,000	07/11/2025	Semi-detached
35 MAYFLOWER AVENUE, PENWORTHAM, PRESTON, SOUTH RIBBLE, LANCASHIRE, PR1 0LJ	£220,000	15/08/2025	Semi-detached
24 HOWICK PARK CLOSE, PENWORTHAM, PRESTON, SOUTH RIBBLE, LANCASHIRE, PR1 0LT	£212,500	06/10/2023	Semi-detached
Same street 3 THE SPINNEY, PENWORTHAM, PRESTON, SOUTH RIBBLE, LANCASHIRE, PR1 0NQ	£205,000	29/09/2023	Semi-detached
29 MOOR AVENUE, PENWORTHAM, PRESTON, SOUTH RIBBLE, LANCASHIRE, PR1 0ND	£226,000	28/09/2023	Semi-detached
255 LIVERPOOL ROAD, PENWORTHAM, PRESTON, SOUTH RIBBLE, LANCASHIRE, PR1 0NA	£290,000	31/08/2023	Semi-detached
79 MOOR AVENUE, PENWORTHAM, PRESTON, SOUTH RIBBLE, LANCASHIRE, PR1 0NE	£202,000	27/07/2023	Semi-detached
63 MOOR AVENUE, PENWORTHAM, PRESTON, SOUTH RIBBLE, LANCASHIRE, PR1 0NE	£135,000	14/06/2023	Semi-detached
16 PARKLANDS AVENUE, PENWORTHAM, PRESTON, SOUTH RIBBLE, LANCASHIRE, PR1 0QL	£415,000	14/04/2023	Semi-detached
259 LIVERPOOL ROAD, PENWORTHAM, PRESTON, SOUTH RIBBLE, LANCASHIRE, PR1 0NA	£240,000	03/04/2023	Semi-detached
9 PARKLANDS CLOSE, PENWORTHAM, PRESTON, SOUTH RIBBLE, LANCASHIRE, PR1 0QN	£236,500	17/03/2023	Semi-detached
245 LIVERPOOL ROAD, PENWORTHAM, PRESTON, SOUTH RIBBLE, LANCASHIRE, PR1 0NA	£259,000	12/12/2022	Semi-detached
4 MOOR AVENUE, PENWORTHAM, PRESTON, SOUTH RIBBLE, LANCASHIRE, PR1 0ND	£167,000	11/11/2022	Semi-detached
11 CENTRAL DRIVE, PENWORTHAM, PRESTON, SOUTH RIBBLE, LANCASHIRE, PR1 0NL	£311,000	28/10/2022	Semi-detached
8 PARKLANDS CLOSE, PENWORTHAM, PRESTON, SOUTH RIBBLE, LANCASHIRE, PR1 0QN	£245,000	24/10/2022	Semi-detached
1 CENTRAL DRIVE, PENWORTHAM, PRESTON, SOUTH RIBBLE, LANCASHIRE, PR1 0NL	£280,000	30/09/2022	Semi-detached
29 MOOR AVENUE, PENWORTHAM, PRESTON, SOUTH RIBBLE, LANCASHIRE, PR1 0ND	£170,000	22/07/2022	Semi-detached
9 HOWICK PARK CLOSE, PENWORTHAM, PRESTON, SOUTH RIBBLE, LANCASHIRE, PR1 0LT	£214,750	06/06/2022	Semi-detached
94 BIRCH AVENUE, PENWORTHAM, PRESTON, SOUTH RIBBLE, LANCASHIRE, PR1 0LP	£280,000	27/05/2022	Semi-detached
8 CENTRAL DRIVE, PENWORTHAM, PRESTON, SOUTH RIBBLE, LANCASHIRE, PR1 0NL	£250,000	04/03/2022	Semi-detached

Street average: £205,000 (1 sale)

Area average: £241,688 (20 sales)

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth 38.4%

10y growth 38.8%

House Price Index (HM Land Registry — official index, not sold-price averages): South Ribble. Series: Semi-detached. As of March 2026.

1y (index) 4.4%

5y (index) 28.9%

10y (index) 50.6%

Rental Range

Estimated market rent for South Ribble. Low = conservative, Realistic = average, Optimistic = best case.

Low £711/mo

Realistic £790/mo

Optimistic £869/mo

Based on Local Authority from postcode lookup → South Ribble.

LHA (30th percentile) floor for Central Lancs: £573/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View PR1 0NQ

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Penwortham adj Central Drive	0.1 miles
Bus stop	Penwortham by Central Drive	0.1 miles
Shop	Sainsbury's Local	0.2 miles
Shop	Premier	0.5 miles
Train station	Preston Riverside	1.3 miles
Train station	Preston	1.8 miles
University	University of Lancashire	2.2 miles
University	Westleigh Conference Centre	2.7 miles
Hospital	Royal Preston Hospital	3.7 miles
Hospital	Ramsay Fulwood Hall Hospital	4.0 miles

Street-level crime

Category	Count
Violence and sexual offences	16
Anti-social behaviour	9
Public order	3
Criminal damage and arson	2
Other theft	2
Burglary	1
Other crime	1
Robbery	1
Shoplifting	1
Total incidents	36

Within 1 mile during Apr 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
All Hallows Catholic High School	Secondary	0.2 miles	Outstanding — 28 Mar 2023
Whitefield Primary School	Primary	0.2 miles	Good — 22 Apr 2013
Howick Church Endowed Primary School	Primary	0.3 miles	Good — 10 Jan 2013
Ashbridge Independent School	Other	0.4 miles	— (No rating)
Penwortham, St Teresa's Catholic Primary School	Primary	0.6 miles	Good — 4 Oct 2013

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
2 Bed Flat, Block B, M3	£1,420/mo	2	0.58 miles	OpenRent

Average rent: £1,420/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.68%

Max investor price (0.8%) £177,500

Target investor price (1%) £142,000

Gross yield 8.1%

Cost-to-rent ratio 12.3×

Monthly cashflow £426/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 8.4%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).