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Year 5 disposal
⊞ View all 5
0/ 100
Weak
No rent data on file — verify locally before offering.
Why it works
Why to be cautious
- Monthly profit −£704/mo — heavily negative — needs monthly capital injection
- -16.2% 5y IRR — capital outlay disproportionate to returns
- 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
−£704/mo
You top up £704/mo
Price
£130K
No local sold comps to compare
Return · IRR
-16.2%/yr
Loses money over 5 years
Cash to get in
£55K
Deposit + fees + refurb
5-yr return on cash -79%
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
Buy-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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £32,500
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £97,500 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£704
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£508Mortgage£196Costs
Outgoings exceed rent — you top up £704/mo
Mortgage£508
Costs£196
Maintenance£67
Insurance£20
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£704
Returns
Return before costs on price0.00%
Cash return on cash-15.49%
Gross margin-£196
Cash needed£54,514
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 | £0 | £2,353 | £6,094 | £0 | £0 | -£8,446 | -£8,446 |
| Year 2 | £0 | £2,423 | £6,094 | £0 | £0 | -£8,517 | -£16,963 |
| Year 3 | £0 | £2,496 | £6,094 | £0 | £0 | -£8,590 | -£25,553 |
| Year 4 | £0 | £2,571 | £6,094 | £0 | £0 | -£8,664 | -£34,217 |
| Year 5 | £0 | £2,648 | £6,094 | £0 | £0 | -£8,742 | -£42,958 |
Disposal gain (gross)-£9,122
CGT£0
Net Disposal proceeds£139,942
What we verified
What we verified
21082 ok · 1 caution · 0 fail · 8 unknown
Legal & planning
LeaseholdAsk agent
Tenure & planningAsk agent
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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
SchoolsNo postcode
Schools& Ofsted catchmentGIAS register
No schools indexed for this postcode sector.
Investor
Tenant profileMixed demand
Tenant profilelikely cohort2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Nottingham Trent · 65.3 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 history28d on marketno cuts yet
Strategy matrix
Council lease wins — -£699/mo · £5/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 0.00% | -£704 | £54,514 | -78.8% | Low | Feasible |
| Housing-benefit rent | 0.00% | -£709 | £54,514 | -79.4% | Med | Feasible |
| ⭐ Council lease | 0.00% | -£699 | £54,514 | -78.2% | Low | Feasible |
| Refurb & refinance | 0.00% | -£704 | £65,320 | -65.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£191 | £153,370 | 2% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
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
+£1,120/mo cash flow vs Rent it out if converted to Rent by the room
22.15% Return before costs on price converted vs 0.00% as-is
As-is Rent it out
Monthly profit-£711
Return before costs on price0.00%
Cash needed£44,398
If converted to Rent by the room
Monthly profit+£409
Return before costs on price22.15%
Cash needed£60,398
Δ vs Rent it out Monthly profit+£1,120
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
£41,555–£78,000full refurb + room split
⚠️ Capped at 60% of £130,000 asking (£78,000). Raw model: £48,390–£90,830. Verify with a surveyor before offering.
What's in this cost
- Kitchen£7,420–£14,839
- 2 × bathroom£9,790–£17,948
- Rewire£2,782–£4,869
- Replumb£2,087–£4,174
- Windows£6,956–£12,521
- Paint + decor£4,869–£9,043
- Flooring£7,651–£14,607
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Tax treatment
Annual gross rent£0
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£8,446
Exit costs
Projected sale price (5y · 2%/yr growth)£143,531
Capital gain (pre-CGT)£13,531
Sale costs (~2.5%)£3,588
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-£42,958
Rates as of Oct 2024
Acquisition costs
£54,514cash neededPurchase price£130,000
Deposit (25%)£32,500
Stamp duty+5% additional-property surcharge£6,600
Refurb£10,764
Legal + survey£1,700
Mortgage fees£2,950
Total cash neededdeposit + costs (loan covers the rest)£54,514
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
SUMMARY A well-presented two bedroom park home situated on the popular Marina View development in Lincolnshire. The property offers comfortable and spacious living accommodation, making an ideal home for those looking for a peaceful setting. Further benefits include two bedrooms, a well-equipped kitchen, an
DESCRIPTION A well-presented two bedroom park home situated on the popular Marina View development in Lincolnshire. The property offers spacious and comfortable living ac…
Floor plans
Listing metaonthemarket · William H Brown - Boston
About this listing
28 days · OnTheMarketPrice history
No price history available.
Monthly profit
−£704
Cash needed
£55K
Return after costs
-15.49%
IRR
-16.24%
Listed 28d ago
Marina View, Dogdyke, Lincoln, Lincoln
park_home · 2 bed · 2 bath
£130,000
1 / 5
0/100
Marginal
No rent data — verify locally before offering.
Monthly profit −£704/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£130K
Return before costs
—
rent unknown
Bedrooms
2
2 bath
Energy rating
—
Energy rating
Deal flags1 issue
Park home
Not mortgageable; depreciating asset
Run the numbers
What-if calculator
Buy-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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £32,500
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £97,500 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£704
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£508Mortgage£196Costs
Outgoings exceed rent — you top up £704/mo
Mortgage£508
Costs£196
Maintenance£67
Insurance£20
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£704
Returns
Return before costs on price0.00%
Cash return on cash-15.49%
Gross margin-£196
Cash needed£54,514
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 | £0 | £2,353 | £6,094 | £0 | £0 | -£8,446 | -£8,446 |
| Year 2 | £0 | £2,423 | £6,094 | £0 | £0 | -£8,517 | -£16,963 |
| Year 3 | £0 | £2,496 | £6,094 | £0 | £0 | -£8,590 | -£25,553 |
| Year 4 | £0 | £2,571 | £6,094 | £0 | £0 | -£8,664 | -£34,217 |
| Year 5 | £0 | £2,648 | £6,094 | £0 | £0 | -£8,742 | -£42,958 |
Rent by the room upside
What we verified
2207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeAsk agent
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 · OfstedNo postcode
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,219
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£42,958
Acquisition costs
25% deposit£32,500
Stamp duty£6,600
Refurb£10,764
Legal + survey£1,700
Mortgage + broker£2,950
Cash needed£54,514
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 copyOnTheMarket
SUMMARY A well-presented two bedroom park home situated on the popular Marina View development in Lincolnshire. The property offers comfortable and spacious living accommodation, making an ideal home for those looking for a peaceful setting. Further benefits include two bedrooms, a well-equipped kitchen, an
DESCRIPTION A well-presented two bedroom park home situated on the popular Marina View development in Lincolnshire. The property offers spacious and comfortable living ac…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice