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Year 5 disposal
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38/ 100
Weak
11.50% Rent by the room return before costs — verify the rent + comps locally.
Why it works
- 8.12% return before costs — above-market
- 11.5% Rent by the room return before costs (net 6.02% after CapEx + bills) — conversion play
- 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
+£40/mo
Barely breaks even each month
Price
£160K
Around comparable sold prices
Return · IRR
1.1%/yr
Modest annualised return
Cash to get in
£69K
Deposit + fees + refurb
Return before costs on price · Rent by the room 11.50%5-yr return on cash 10%Rent est. £1,083 (£960–£1,222)
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: £960–£1,222/mo · n=11
Financing
DepositYour cash in — the rest is the mortgage25% · £40,000
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £120,000 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
+£40
after mortgage, operating costs & tax
Rent in£1,083/mo gross
£1,041/mo collected · £42/mo lost to voids
Where it goes
£650Mortgage£341Costs
£40/mo left as profit · 4% of rent kept
Mortgage£650
Costs£341
Management£108
Maintenance£50
Insurance£20
CapEx reserve£54
Voids + council tax£5
Ltd co. accounts£104
Tax£10
Profit+£40
Returns
Return before costs on price8.12%
Cash return on cash0.70%
Gross margin£700
Cash needed£68,911
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 | £12,996 | £4,098 | £7,800 | £0 | £209 | £889 | £889 |
| Year 2 | £13,386 | £4,221 | £7,800 | £0 | £259 | £1,106 | £1,995 |
| Year 3 | £13,787 | £4,347 | £7,800 | £0 | £312 | £1,328 | £3,323 |
| Year 4 | £14,201 | £4,478 | £7,800 | £0 | £365 | £1,558 | £4,881 |
| Year 5 | £14,627 | £4,612 | £7,800 | £0 | £421 | £1,794 | £6,675 |
Disposal gain (gross)-£13,274
CGT£0
Net Disposal proceeds£172,237
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 0PP · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Nottingham Trent · 47.1 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 history166d on market4 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£127,000 in 2016 → £160,000 asking
+26.0%in 10y
- 2016£127,000+12.9% in 8y
- 2008£112,500+27.5% in 1y
- 2007£88,250+159.6% in 7y
- 2000£34,000-10.4% in 2y
- 1998£37,950—
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 — +£40/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 | 8.12% | +£40 | £68,911 | 9.7% | Low | Feasible |
| Housing-benefit rent | 5.05% | -£327 | £68,911 | -22.0% | Med | Feasible |
| Council lease | 0.00% | -£824 | £68,911 | -72.7% | Low | Feasible |
| Refurb & refinance | 8.12% | +£40 | £82,955 | 8.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£174 | £191,555 | 1% | Med | Feasible |
| Rent by the room | 11.50% | -£776 | £94,911 | -41.5% | — | 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
+£273/mo cash flow vs Rent it out if converted to Rent by the room
18.00% Return before costs on price converted vs 8.12% as-is
Room mix (3 lettable rooms)
1× Double @ £539/mo1× Single @ £405/mo1× En-suite @ £589/mo
≈ £1,533/mo gross room income
As-is Rent it out
Monthly profit+£41
Return before costs on price8.12%
Cash needed£51,898
If converted to Rent by the room
Monthly profit+£314
Return before costs on price18.00%
Cash needed£67,898
Δ vs Rent it out Monthly profit+£273
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 409 HMO comps within 4.5 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£12,996
Section 24 credit£0
Annual tax due£209
Post-tax Monthly profit annual£389
Exit costs
Projected sale price (5y · 2%/yr growth)£176,653
Capital gain (pre-CGT)£16,653
Sale costs (~2.5%)£4,416
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£6,675
Rates as of Oct 2024
Acquisition costs
£68,911cash neededPurchase price£160,000
Deposit (25%)£40,000
Stamp duty+5% additional-property surcharge£8,700
Refurb£15,111
Legal + survey£1,700
Mortgage fees£3,400
Total cash neededdeposit + costs (loan covers the rest)£68,911
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
GUIDE PRICE £160,000 - £180,000 Situated in the sought after Birchwood area, this three bedroom terraced home enjoys a quiet residential setting while remaining conveniently close to local amenities, schools and excellent transport links.
The property offers spacious accommodation throughout, beginning with a welcoming entrance hall that leads into a bright and airy lounge diner, ideal for both relaxing and entertaining. The kitchen offers plenty of potential and is compleme…
Floor plans
Listing metarightmove · haart
About this listing
166 days · RightmovePrice history
5-year price trend
Monthly profit
+£40
Cash needed
£69K
Return after costs
0.70%
IRR
1.08%
Listed 166d ago
Baywood Close, Lincoln
terraced · 3 bed · 1 bath
£160,000
est £1,083 · 8.12% gross
Priced below market
1 / 13
38/100
Marginal
11.50% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.12% Return before costs — above-market
11.5% Rent by the room Return before costs — conversion play
Price
£160K
1% below sold comps
Return before costs (best)
11.50%
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: £960–£1,222/mo · n=11
Financing
DepositYour cash in — the rest is the mortgage25% · £40,000
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £120,000 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
+£40
after mortgage, operating costs & tax
Rent in£1,083/mo gross
£1,041/mo collected · £42/mo lost to voids
Where it goes
£650Mortgage£341Costs
£40/mo left as profit · 4% of rent kept
Mortgage£650
Costs£341
Management£108
Maintenance£50
Insurance£20
CapEx reserve£54
Voids + council tax£5
Ltd co. accounts£104
Tax£10
Profit+£40
Returns
Return before costs on price8.12%
Cash return on cash0.70%
Gross margin£700
Cash needed£68,911
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 | £12,996 | £4,098 | £7,800 | £0 | £209 | £889 | £889 |
| Year 2 | £13,386 | £4,221 | £7,800 | £0 | £259 | £1,106 | £1,995 |
| Year 3 | £13,787 | £4,347 | £7,800 | £0 | £312 | £1,328 | £3,323 |
| Year 4 | £14,201 | £4,478 | £7,800 | £0 | £365 | £1,558 | £4,881 |
| Year 5 | £14,627 | £4,612 | £7,800 | £0 | £421 | £1,794 | £6,675 |
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£1,560
Annual rental tax£114
CGT yr 5£0 · company level
5y net total£6,675
Acquisition costs
25% deposit£40,000
Stamp duty£8,700
Refurb£15,111
Legal + survey£1,700
Mortgage + broker£3,400
Cash needed£68,911
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
GUIDE PRICE £160,000 - £180,000 Situated in the sought after Birchwood area, this three bedroom terraced home enjoys a quiet residential setting while remaining conveniently close to local amenities, schools and excellent transport links.
The property offers spacious accommodation throughout, beginning with a welcoming entrance hall that leads into a bright and airy lounge diner, ideal for both relaxing and entertaining. The kitchen offers plenty of potential and is compleme…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice