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Year 5 disposal
BMV -5%
⊞ View all 8
31/ 100
Weak
9.37% return before costs — verify the rent + comps locally.
Why it works
- 9.37% return before costs — above-market
- Priced below market -5% 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)
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£100/mo — mildly negative — equity build may cover
- -2.1% 5y IRR — capital outlay disproportionate to returns
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£100/mo
You top up £100/mo
Price vs market
Below market value
-5% vs 12 sold · interior unseen
Return · IRR
-2.1%/yr
Loses money over 5 years
Cash left in
£47K
Stays in after refinancing at value
Price £120KCash to buy £52KReturn before costs on price 9.37%5-yr return on cash -4%Rent est. £937 (£873–£1,006)
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: £873–£1,006/mo · n=71
Financing
DepositYour cash in — the rest is the mortgage25% · £30,000
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £90,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£100
after mortgage, operating costs & tax
Rent in£937/mo gross
£901/mo collected · £36/mo lost to voids
Where it goes
£488Mortgage£513Costs
Outgoings exceed rent — you top up £100/mo
Mortgage£488
Costs£513
Management£94
Maintenance£67
Insurance£20
CapEx reserve£47
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£100
Returns
Return before costs on price9.37%
Cash return on cash-2.32%
Gross margin£388
Cash needed£51,564
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.85
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 | £11,244 | £6,156 | £5,850 | £0 | £0 | -£762 | -£762 |
| Year 2 | £11,581 | £6,341 | £5,850 | £0 | £0 | -£609 | -£1,372 |
| Year 3 | £11,929 | £6,531 | £5,850 | £0 | £0 | -£452 | -£1,824 |
| Year 4 | £12,287 | £6,727 | £5,850 | £0 | £0 | -£290 | -£2,114 |
| Year 5 | £12,655 | £6,929 | £5,850 | £0 | £0 | -£124 | -£2,238 |
Disposal gain (gross)-£9,587
CGT£0
Net Disposal proceeds£129,177
What we verified
What we verified
24052 ok · 4 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
Verify
Lender impact
No EWS1 / floor info in description. Buildings > 11 m need EWS1 or PAS 9980 — confirm height + status with the agent before offering.
Verify with lender
A1/A2 = mortgageable · B1 = mortgageable with plan · B2 = remediation required
RICS EWS1 guidance →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 profileMixed demand
Tenant profilelikely cohortLN2 4UT · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Nottingham Trent · 53.6 km
Reason
Mixed-demand area without a single dominant tenant cohort. Local lettings agent can clarify.
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
2-bed · 2-bath · 810 sqft
£25k–£49k
£ per sqft
building cost only
£31–£61
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£5,670–£10,530
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,910–£17,010
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history162d on market2 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£130,000 in 2026 → £120,000 asking
-7.7%in 0y
- 2026£130,000+5.7% in 8y
- 2018£123,000+3.4% in 5y
- 2013£119,000—
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 — -£100/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 | 9.37% | -£100 | £51,564 | -4.3% | Low | Feasible |
| Housing-benefit rent | 5.98% | -£416 | £51,564 | -42.2% | Med | Feasible |
| Council lease | 0.00% | -£854 | £51,564 | -102.0% | Low | Feasible |
| Refurb & refinance | 9.37% | -£100 | £61,870 | -3.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £143,070 | 1% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Lincoln · cap £598/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Lincoln
- LHA monthly cap:
- £598
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
+£369/mo cash flow vs Rent it out if converted to Rent by the room
24.00% Return before costs on price converted vs 9.37% as-is
As-is Rent it out
Monthly profit+£72
Return before costs on price9.37%
Cash needed£41,898
If converted to Rent by the room
Monthly profit+£441
Return before costs on price24.00%
Cash needed£57,898
Δ vs Rent it out Monthly profit+£369
Show conversion detail
Cannot Rent by the room:Only 2 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Conversion cost estimate
£40,000
Range: £34,000 – £48,000
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
£38,358–£72,000full refurb + room split
⚠️ Capped at 60% of £120,000 asking (£72,000). Raw model: £48,390–£90,830. Verify with a surveyor before offering.
What's in this cost
- Kitchen£6,849–£13,698
- 2 × bathroom£9,037–£16,567
- Rewire£2,568–£4,495
- Replumb£1,926–£3,852
- Windows£6,421–£11,557
- Paint + decor£4,495–£8,347
- Flooring£7,063–£13,484
Comparables
sold within 0.5 miWide · CV 31.1%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
- GoodSpringwell Alternative Academy LincolnNot applicable · Free schools alternative provision · LN2 4EL
- Not ratedThe Lincoln St Giles Nursery SchoolNursery · Local authority nursery school · LN2 4LQ
- Not ratedLincoln Carlton AcademyPrimary · Academy sponsor led · LN2 4AG
- Not ratedSt Giles AcademyPrimary · Academy sponsor led · LN2 4LQ
- Not ratedThe Lincoln St Peter-In-Eastgate Church of England Infants AcademyPrimary · Academy converter · LN2 4AW
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£11,244
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,195
Exit costs
Projected sale price (5y · 2%/yr growth)£132,490
Capital gain (pre-CGT)£12,490
Sale costs (~2.5%)£3,312
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-£2,238
Rates as of Oct 2024
Acquisition costs
£51,564cash neededPurchase price£120,000
Deposit (25%)£30,000
Stamp duty+5% additional-property surcharge£6,000
Refurb£10,764
Legal + survey£2,000
Mortgage fees£2,800
Total cash neededdeposit + costs (loan covers the rest)£51,564
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
This two-bedroom flat is offered for sale in Lincoln, within walking distance of Lincoln County Hospital and a range of local amenities. The property is presented in good condition and provides practical, well-planned accommodation suited to both owner-occupiers and investors.
The flat features an open-plan living, kitchen and dining area, creating a sociable central space. There are two bathrooms, comprising a main bathroom and an en suite, offering additional convenience a…
Floor plans
Listing metarightmove · Yopa
About this listing
162 days · RightmovePrice history
5-year price trend
Monthly profit
−£100
Cash needed
£52K
Return after costs
-2.32%
IRR
-2.09%
Listed 162d ago
NAVONA HOUSE APARTMENT 65, OLSEN RISE, LINCOLN, LN2 4UT
✓ Verified address
flat · 2 bed · 2 bath
£120,000
est £937 · 9.37% gross
EPC D
Priced below market
1 / 8
31/100
Marginal
9.37% — verify the rent + comps locally.
Priced below market -5% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.37% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£120K
5% below sold comps
Return before costs
9.37%
est rent £937/monot enough comparablesRange £873–£1,006/mo (Q1–Q3)
Bedrooms
2
2 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: £873–£1,006/mo · n=71
Financing
DepositYour cash in — the rest is the mortgage25% · £30,000
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £90,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£100
after mortgage, operating costs & tax
Rent in£937/mo gross
£901/mo collected · £36/mo lost to voids
Where it goes
£488Mortgage£513Costs
Outgoings exceed rent — you top up £100/mo
Mortgage£488
Costs£513
Management£94
Maintenance£67
Insurance£20
CapEx reserve£47
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£100
Returns
Return before costs on price9.37%
Cash return on cash-2.32%
Gross margin£388
Cash needed£51,564
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.85
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Lincoln · cap £598/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Lincoln
- LHA monthly cap:
- £598
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 | £11,244 | £6,156 | £5,850 | £0 | £0 | -£762 | -£762 |
| Year 2 | £11,581 | £6,341 | £5,850 | £0 | £0 | -£609 | -£1,372 |
| Year 3 | £11,929 | £6,531 | £5,850 | £0 | £0 | -£452 | -£1,824 |
| Year 4 | £12,287 | £6,727 | £5,850 | £0 | £0 | -£290 | -£2,114 |
| Year 5 | £12,655 | £6,929 | £5,850 | £0 | £0 | -£124 | -£2,238 |
Rent by the room upside
What we verified
2406
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeLeasehold
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 let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miWide · CV 31.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,170
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£2,238
Acquisition costs
25% deposit£30,000
Stamp duty£6,000
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£2,800
Cash needed£51,564
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
This two-bedroom flat is offered for sale in Lincoln, within walking distance of Lincoln County Hospital and a range of local amenities. The property is presented in good condition and provides practical, well-planned accommodation suited to both owner-occupiers and investors.
The flat features an open-plan living, kitchen and dining area, creating a sociable central space. There are two bathrooms, comprising a main bathroom and an en suite, offering additional convenience a…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice