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Year 5 disposal
BMV -4%
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56/ 100
Caution
Real 11.83% Rent by the room return before costs but flagged risks need pricing in.
Why it works
- 8.13% return before costs — above-market
- 11.8% Rent by the room return before costs (net 6.17% after CapEx + bills) — conversion play
- Priced below market -4% 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
- No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.
- EPC band not stated — verify the certificate before offering (2030 MEES minimum is band C).
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£35/mo
Barely breaks even each month
Price vs market
Below market value
-4% vs 12 sold · interior unseen
Return · IRR
1.0%/yr
Modest annualised return
Cash left in
£76K
Stays in after refinancing at value
Price £155KCash to buy £81KReturn before costs on price · Rent by the room 11.83%5-yr return on cash 8%Rent est. £1,050 (£975–£1,131)
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: £975–£1,131/mo · n=15
Financing
DepositYour cash in — the rest is the mortgage25% · £38,750
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 (£21,813–£40,718 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £116,250 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£35
after mortgage, operating costs & tax
Rent in£1,050/mo gross
£1,010/mo collected · £40/mo lost to voids
Where it goes
£630Mortgage£337Costs
£35/mo left as profit · 3% of rent kept
Mortgage£630
Costs£337
Management£105
Maintenance£50
Insurance£20
CapEx reserve£53
Voids + council tax£5
Ltd co. accounts£104
Tax£8
Profit+£35
Returns
Return before costs on price8.13%
Cash return on cash0.51%
Gross margin£673
Cash needed£81,209
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.60
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 | £12,600 | £4,045 | £7,556 | £0 | £190 | £809 | £809 |
| Year 2 | £12,978 | £4,166 | £7,556 | £0 | £239 | £1,017 | £1,826 |
| Year 3 | £13,367 | £4,291 | £7,556 | £0 | £289 | £1,231 | £3,057 |
| Year 4 | £13,768 | £4,420 | £7,556 | £0 | £341 | £1,452 | £4,509 |
| Year 5 | £14,181 | £4,552 | £7,556 | £0 | £394 | £1,679 | £6,188 |
Disposal gain (gross)-£27,280
CGT£0
Net Disposal proceeds£166,854
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 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 ratingUnknown
EPC& 2030 deadlineEPC register
EPC band not available in the listing. The 2030 MEES minimum is band C — verify the certificate before offering.
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 0NG · 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 · 990 sqft
£25k–£49k
£ per sqft
building cost only
£25–£49
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,930–£12,870
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,890–£20,790
Guide rates · UK May 2026 · sqft auto-estimated from beds
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 history200d on marketno cuts yet
Strategy matrix
Rent it out wins — +£35/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 | 8.13% | +£35 | £81,209 | 7.6% | Low | Feasible |
| Housing-benefit rent | 5.21% | -£308 | £81,209 | -17.2% | Med | Feasible |
| Council lease | 0.00% | -£804 | £81,209 | -60.2% | Low | Feasible |
| Refurb & refinance | 8.13% | +£35 | £100,593 | 6.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£174 | £205,768 | -9% | Med | Feasible |
| Rent by the room | 11.83% | -£757 | £107,209 | -35.8% | — | 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
+£294/mo cash flow vs Rent it out if converted to Rent by the room
18.58% Return before costs on price converted vs 8.13% as-is
Room mix (3 lettable rooms)
1× Double @ £517/mo1× Single @ £423/mo1× En-suite @ £588/mo
≈ £1,528/mo gross room income
As-is Rent it out
Monthly profit+£35
Return before costs on price8.13%
Cash needed£50,648
If converted to Rent by the room
Monthly profit+£330
Return before costs on price18.58%
Cash needed£66,648
Δ vs Rent it out Monthly profit+£294
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
£48,990–£92,080full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£3,960–£6,930
- Replumb£2,970–£5,940
- Windows£9,900–£17,820
- Paint + decor£6,930–£12,870
- Flooring£10,890–£20,790
Based on 944 HMO comps within 4.2 km
Comparables
sold within 0.5 miWide · CV 29.0%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£12,600
Section 24 credit£0
Annual tax due£190
Post-tax Monthly profit annual£325
Exit costs
Projected sale price (5y · 2%/yr growth)£171,133
Capital gain (pre-CGT)£16,133
Sale costs (~2.5%)£4,278
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£6,188
Rates as of Oct 2024
Acquisition costs
£81,209cash neededPurchase price£155,000
Deposit (25%)£38,750
Stamp duty+5% additional-property surcharge£8,350
Refurb£29,084
Legal + survey£1,700
Mortgage fees£3,325
Total cash neededdeposit + costs (loan covers the rest)£81,209
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
PERFECT FIRST TIME BUY OR MOVE UP THE PROPERTY LADDER This well-sized three bedroom mid terraced property offers deceptive accommodation throughout and boasts wonderful room sizes and is ready for the next owners to put their own stamp on and transform this property. The spacious accommodation briefly comprises; Hall, Lounge, Kitchen, Utility Space, Three Generously Sized Bedrooms, Shower Room and a WC. Externally the property benefits from a low maintenance and fully enclose…
Floor plans
Nearby active comparables7 rentals
Comparable rentals
LN6 · same beds + typeMedian nearby: £1,000/mo · 7 of 7 already let-£50 vs our est
- Severus Crescent, North Hykeham, LN6Let3b£1,000/moMay 2026
- Lucius Close, North Hykeham LN6Let3b£1,100/moMay 2026
- Severus Crescent, North Hykeham, Linc…Let3b£1,050/moMay 2026
- Crucible Close, North HykehamLet3b£1,000/moMay 2026
- Severus Crescent, North Hykeham, Linc…Let3b£1,050/moMay 2026
- Station Road, North Hykeham LN6Let3b£1,000/moDec 2025
- Cherry Blossom Court, Lincoln LN6Let3b£975/moJun 2025
Other deals nearby
LN6 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Your Move
About this listing
200 days · RightmovePrice history
5-year price trend
Monthly profit
+£35
Cash needed
£81K
Return after costs
0.51%
IRR
1.03%
Listed 200d ago
Birchwood Avenue, Lincoln, Lincolnshire, LN6
terraced · 3 bed · 1 bath
£155,000
est £1,050 · 8.13% gross
Priced below market
1 / 16
56/100
Caution
Real 11.83% — fundamentals work.
Priced below market -4% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.13% Return before costs — above-market
11.8% Rent by the room Return before costs — conversion play
Price
£155K
4% below sold comps
Return before costs (best)
11.83%
Rent by the room
Bedrooms
3
1 bath
Energy rating
—
Energy rating
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: £975–£1,131/mo · n=15
Financing
DepositYour cash in — the rest is the mortgage25% · £38,750
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 (£21,813–£40,718 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £116,250 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£35
after mortgage, operating costs & tax
Rent in£1,050/mo gross
£1,010/mo collected · £40/mo lost to voids
Where it goes
£630Mortgage£337Costs
£35/mo left as profit · 3% of rent kept
Mortgage£630
Costs£337
Management£105
Maintenance£50
Insurance£20
CapEx reserve£53
Voids + council tax£5
Ltd co. accounts£104
Tax£8
Profit+£35
Returns
Return before costs on price8.13%
Cash return on cash0.51%
Gross margin£673
Cash needed£81,209
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.60
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 | £12,600 | £4,045 | £7,556 | £0 | £190 | £809 | £809 |
| Year 2 | £12,978 | £4,166 | £7,556 | £0 | £239 | £1,017 | £1,826 |
| Year 3 | £13,367 | £4,291 | £7,556 | £0 | £289 | £1,231 | £3,057 |
| Year 4 | £13,768 | £4,420 | £7,556 | £0 | £341 | £1,452 | £4,509 |
| Year 5 | £14,181 | £4,552 | £7,556 | £0 | £394 | £1,679 | £6,188 |
Rent by the room upside
What we verified
5007
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▾
EPCPostcode estimate — check the registerNot stated on the listing
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 29.0%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,511
Annual rental tax£98
CGT yr 5£0 · company level
5y net total£6,188
Acquisition costs
25% deposit£38,750
Stamp duty£8,350
Refurb£29,084
Legal + survey£1,700
Mortgage + broker£3,325
Cash needed£81,209
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
PERFECT FIRST TIME BUY OR MOVE UP THE PROPERTY LADDER This well-sized three bedroom mid terraced property offers deceptive accommodation throughout and boasts wonderful room sizes and is ready for the next owners to put their own stamp on and transform this property. The spacious accommodation briefly comprises; Hall, Lounge, Kitchen, Utility Space, Three Generously Sized Bedrooms, Shower Room and a WC. Externally the property benefits from a low maintenance and fully enclose…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice