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Year 5 disposal
BMV -19%
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49/ 100
Caution
9.99% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.82% return before costs — above-market
- Priced below market -19% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£3/mo — mildly negative — equity build may cover
- No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£3/mo
You top up £3/mo
Price vs market
Below market value
-19% vs 12 sold · interior unseen
Return · IRR
0.2%/yr
Modest annualised return
Cash left in
£41K
Stays in after refinancing at value
Price £185KCash to buy £73KReturn before costs on price · Rent by the room 9.99%5-yr return on cash 6%Rent est. £1,206 (£1,140–£1,276)
How we define each return: On price — gross yield = annual rent ÷ purchase price. On cost — net yield ÷ total project cost (price + refurb + fees). On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
What-if calculator
Rates as of 20 May 2026Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer (£)
Monthly rent (£)
Local comp range: £1,140–£1,276/mo · n=17
Financing
DepositYour cash in — the rest is the mortgage25% · £46,250
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£7,970–£14,878 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £138,750 loan + £1,000 booking fee
Running costs
Management10%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for sub-£200K
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£3
after mortgage, operating costs & tax
Rent in£1,206/mo gross
£1,160/mo collected · £46/mo lost to voids
Where it goes
£752Mortgage£411Costs
Outgoings exceed rent — you top up £3/mo
Mortgage£752
Costs£411
Management£121
Maintenance£100
Insurance£20
CapEx reserve£60
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£3
Returns
Return before costs on price7.82%
Cash return on cash-0.05%
Gross margin£748
Cash needed£72,802
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.54
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Year-by-year Monthly profit (5-yr horizon)
Net Monthly profit after tax. Rent + costs compound at their growth rates; mortgage principal amortises year-by-year for repayment loans.
Mortgage paydownRent profitbefore price growth
Full year-by-year breakdown
| Year | Gross Rent | Op Costs | Mortgage | Equity Built | Tax | Net | Cumulative |
|---|---|---|---|---|---|---|---|
| Year 1 | £14,472 | £4,936 | £9,019 | £0 | £98 | £419 | £419 |
| Year 2 | £14,906 | £5,084 | £9,019 | £0 | £153 | £650 | £1,069 |
| Year 3 | £15,353 | £5,237 | £9,019 | £0 | £209 | £889 | £1,958 |
| Year 4 | £15,814 | £5,394 | £9,019 | £0 | £266 | £1,135 | £3,093 |
| Year 5 | £16,288 | £5,556 | £9,019 | £0 | £326 | £1,388 | £4,481 |
Disposal gain (gross)-£8,628
CGT£0
Net Disposal proceeds£199,149
What we verified
What we verified
51065 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Conversion approvability
Per-property planning assessment
Likely approvable86% likely
Confidence: low
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 86% (132 decisions)
- NO HMO concentration data for this council: neither a licensed register nor granted change-of-use decisions nearby. This is ABSENCE OF DATA, not absence of HMOs — verify with the council before relying on it
Rent by the room concentration nearby
≈0.0% within 100 m vs 10% policy
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
Rates as of May 2026
Building condition
Energy ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
EPC band from listing · verify certificate before exchanging
Find EPC certificate →Cladding safety certificateNot stated on the listing
HeritageNot stated on the listing
Heritage& planning constraintsNHLE register
We don't ingest the NHLE bulk register, so we can't flag listed-building or conservation-area status for this address from our data alone. Use the official registry to verify before exchanging.
Area
Flood riskChecking…
FloodriskEA
Crime riskChecking…
Crimeriskpolice.uk
SchoolsChecking…
Schools& Ofsted catchmentGIAS register
No schools indexed for this postcode sector.
Investor
Tenant profileFamily let
Tenant profilelikely cohortLN6 0PT · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Nottingham Trent · 47 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
Heuristic from postcode + bedrooms + nearest-university distance · verify locally
Refurb costEstimate ready
Refurb cost& works budgetQ1 2026 rates
New kitchen + bathroom + light replumb + decor.
Total estimate
3-bed · 1-bath · 689 sqft
£20k–£39k
£ per sqft
building cost only
£28–£56
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,823–£8,957
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£7,579–£14,469
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Check council
The council's HMO page lists the current mandatory fee plus any additional / selective scheme that catches smaller HMOs.
Mandatory licensing applies to 5+ sharer HMOs (Housing Act 2004)
Find council HMO page →Price & sale history255d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£150,000 in 2021 → £185,000 asking
+23.3%in 5y
- 2021£150,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Rent it out wins — -£3/mo · level with Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| ⭐ Rent it out | 7.82% | -£3 | £72,802 | 6.2% | Low | Feasible |
| Housing-benefit rent | 4.37% | -£481 | £72,802 | -33.8% | Med | Feasible |
| Council lease | 0.00% | -£976 | £72,802 | -81.6% | Low | Feasible |
| Refurb & refinance | 7.82% | -£3 | £86,303 | 5.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£224 | £212,028 | 4% | Med | Feasible |
| Rent by the room | 9.99% | -£931 | £98,802 | -49.5% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Lincoln · cap £673/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Lincoln
- LHA monthly cap:
- £673
Ready to move on this deal?
Generates an offer pack with your numbers & sources — take it to the agent.
Pro analysis — outcome range, stress tests & portfolio impact
Local lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
+£192/mo cash flow vs Rent it out if converted to Rent by the room
15.57% Return before costs on price converted vs 7.82% as-is
Room mix (3 lettable rooms)
1× Double @ £538/mo1× Single @ £404/mo1× En-suite @ £598/mo
≈ £1,540/mo gross room income
As-is Rent it out
Monthly profit+£43
Return before costs on price7.82%
Cash needed£58,148
If converted to Rent by the room
Monthly profit+£235
Return before costs on price15.57%
Cash needed£74,148
Δ vs Rent it out Monthly profit+£192
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 86% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 86% (132 decisions)
≈0.0% within 100 m vs 10% policy
£38,455–£72,515full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£2,756–£4,823
- Replumb£2,067–£4,134
- Windows£6,890–£12,402
- Paint + decor£4,823–£8,957
- Flooring£7,579–£14,469
Based on 431 HMO comps within 4.4 km
Comparables
sold within 0.5 miWide · CV 50.2%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Citywide Article 4 (Lincoln)
≈0.0% within 100 m vs 10% policy
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodLeslie Manser Primary SchoolPrimary · Community school · LN6 0FB
- GoodLincoln Birchwood Junior SchoolPrimary · Community school · LN6 0NL
- Not ratedFortuna SchoolNot applicable · Community special school · LN6 0FB
- Not ratedThe Pilgrim SchoolNot applicable · Community special school · LN6 0DE
- Not ratedThe Kingsdown Nursery School, LincolnNursery · Local authority nursery school · LN6 0FB
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
Annual gross rent£14,472
Section 24 credit£0
Annual tax due£98
Post-tax Monthly profit annual-£138
Exit costs
Projected sale price (5y · 2%/yr growth)£204,255
Capital gain (pre-CGT)£19,255
Sale costs (~2.5%)£5,106
CGT due (Ltd Co 25%)£0
No personal CGT — the gain is taxed at the company level (corporation tax) when the SPV disposes of the property.
Net 5y Monthly profit after CGT£4,481
Rates as of Oct 2024
Acquisition costs
£72,802cash neededPurchase price£185,000
Deposit (25%)£46,250
Stamp duty+5% additional-property surcharge£10,450
Refurb£10,627
Legal + survey£1,700
Mortgage fees£3,775
Total cash neededdeposit + costs (loan covers the rest)£72,802
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Three bedroom detached home within the popular Birchwood area to the South of Lincoln City. Positioned within a cul-de-sac setting and making for an ideal first time purchase. Comprising internally of an entrance, living room, modern kitchen diner, three bedrooms and a family bathroom.
Three bedroom detached home within the popular Birchwood area to the South of Lincoln City. Positioned within a cul-de-sac setting and making for an ideal first time purchase. Comprising inter…
Floor plans
Nearby active comparables3 rentals · 5 deals
Comparable rentals
LN6 · same beds + typeMedian nearby: £1,200/mo · 3 of 3 already let-£6 vs our est
- Rochester Drive, Lincoln, LN6Let3b£1,200/moMay 2026
- Rochester Drive, Lincoln, LN6Let3b£1,200/moMay 2026
- Rochester Drive, Lincoln LN6Let3b£1,200/moMay 2026
Listing metarightmove · Martin & Co
About this listing
255 days · RightmovePrice history
5-year price trend
Monthly profit
−£3
Cash needed
£73K
Return after costs
-0.05%
IRR
0.22%
Listed 255d ago
Dellfield Court, Lincoln
detached · 3 bed · 1 bath · 689 sqft
£185,000
est £1,206 · 7.82% gross
EPC D
Priced below market
1 / 15
49/100
Caution
9.99% Rent by the room strategy — market rent unverified, verify locally.
Priced below market -19% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.82% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£185K
19% below sold comps
Return before costs (best)
9.99%
Rent by the room
Bedrooms
3
1 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
Run the numbers
What-if calculator
Rates as of 20 May 2026Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer (£)
Monthly rent (£)
Local comp range: £1,140–£1,276/mo · n=17
Financing
DepositYour cash in — the rest is the mortgage25% · £46,250
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£7,970–£14,878 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £138,750 loan + £1,000 booking fee
Running costs
Management10%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for sub-£200K
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£3
after mortgage, operating costs & tax
Rent in£1,206/mo gross
£1,160/mo collected · £46/mo lost to voids
Where it goes
£752Mortgage£411Costs
Outgoings exceed rent — you top up £3/mo
Mortgage£752
Costs£411
Management£121
Maintenance£100
Insurance£20
CapEx reserve£60
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£3
Returns
Return before costs on price7.82%
Cash return on cash-0.05%
Gross margin£748
Cash needed£72,802
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.54
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Lincoln · cap £673/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Lincoln
- LHA monthly cap:
- £673
Year-by-year Monthly profit (5-yr horizon)
Net Monthly profit after tax. Rent + costs compound at their growth rates; mortgage principal amortises year-by-year for repayment loans.
Mortgage paydownRent profitbefore price growth
Full year-by-year breakdown
| Year | Gross Rent | Op Costs | Mortgage | Equity Built | Tax | Net | Cumulative |
|---|---|---|---|---|---|---|---|
| Year 1 | £14,472 | £4,936 | £9,019 | £0 | £98 | £419 | £419 |
| Year 2 | £14,906 | £5,084 | £9,019 | £0 | £153 | £650 | £1,069 |
| Year 3 | £15,353 | £5,237 | £9,019 | £0 | £209 | £889 | £1,958 |
| Year 4 | £15,814 | £5,394 | £9,019 | £0 | £266 | £1,135 | £3,093 |
| Year 5 | £16,288 | £5,556 | £9,019 | £0 | £326 | £1,388 | £4,481 |
Rent by the room upside
What we verified
5106
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPC~£3,000–£7,000 to upgrade to CD
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Area▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 50.2%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,804
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£4,481
Acquisition costs
25% deposit£46,250
Stamp duty£10,450
Refurb£10,627
Legal + survey£1,700
Mortgage + broker£3,775
Cash needed£72,802
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
Make an offer
Pro analysis — outcome range, stress tests & portfolio impact
Your notes
Description& agent copyRightmove
Three bedroom detached home within the popular Birchwood area to the South of Lincoln City. Positioned within a cul-de-sac setting and making for an ideal first time purchase. Comprising internally of an entrance, living room, modern kitchen diner, three bedrooms and a family bathroom.
Three bedroom detached home within the popular Birchwood area to the South of Lincoln City. Positioned within a cul-de-sac setting and making for an ideal first time purchase. Comprising inter…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice