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Year 5 disposal
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Weak
4.23% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£341/mo — significantly negative — real recurring drain
- -6.2% 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
−£341/mo
You top up £341/mo
Price
£135K
No local sold comps to compare
Return · IRR
-6.2%/yr
Loses money over 5 years
Cash to get in
£65K
Deposit + fees + refurb
Return before costs on price 4.23%5-yr return on cash -29%Rent est. £476 (£423–£536)
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: £423–£536/mo · n=10
Financing
DepositYour cash in — the rest is the mortgage25% · £33,750
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 (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £101,250 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
-£341
after mortgage, operating costs & tax
Rent in£476/mo gross
£458/mo collected · £18/mo lost to voids
Where it goes
£548Mortgage£250Costs
Outgoings exceed rent — you top up £341/mo
Mortgage£548
Costs£250
Management£48
Maintenance£50
Insurance£20
CapEx reserve£24
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£341
Returns
Return before costs on price4.23%
Cash return on cash-6.31%
Gross margin£207
Cash needed£64,883
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.83
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 | £5,712 | £3,005 | £6,581 | £0 | £0 | -£3,875 | -£3,875 |
| Year 2 | £5,883 | £3,095 | £6,581 | £0 | £0 | -£3,793 | -£7,668 |
| Year 3 | £6,060 | £3,188 | £6,581 | £0 | £0 | -£3,710 | -£11,378 |
| Year 4 | £6,242 | £3,284 | £6,581 | £0 | £0 | -£3,624 | -£15,001 |
| Year 5 | £6,429 | £3,382 | £6,581 | £0 | £0 | -£3,535 | -£18,536 |
Disposal gain (gross)-£17,783
CGT£0
Net Disposal proceeds£145,325
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
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 cohortLN5 · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Nottingham Trent · 50.1 km
Reason
4-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
4-bed · 1-bath · 1170 sqft
£28k–£55k
£ per sqft
building cost only
£24–£47
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£8,190–£15,210
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,870–£24,570
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 history0d on marketno cuts yet
Strategy matrix
Rent by the room wins — +£95/mo · £436/mo ahead of Rent it out (after room-conversion)
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 4.23% | -£341 | £64,883 | -28.6% | Low | Feasible |
| Housing-benefit rent | 3.17% | -£464 | £64,883 | -39.7% | Med | Feasible |
| Council lease | 0.00% | -£723 | £64,883 | -67.8% | Low | Feasible |
| Refurb & refinance | 4.23% | -£341 | £79,416 | -23.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£174 | £170,891 | -4% | Med | Feasible |
| ⭐ Rent by the room | 17.53% | +£95 | £64,883 | 24.0% | — | Feasible |
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
+£737/mo cash flow vs Rent it out if converted to Rent by the room
21.33% Return before costs on price converted vs 4.23% as-is
As-is Rent it out
Monthly profit-£344
Return before costs on price4.23%
Cash needed£45,648
If converted to Rent by the room
Monthly profit+£393
Return before costs on price21.33%
Cash needed£61,648
Δ vs Rent it out Monthly profit+£737
Show conversion detail
Conversion cost estimate
£30,000
Range: £24,000 – £38,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£43,154–£81,000full refurb + room split
⚠️ Capped at 60% of £135,000 asking (£81,000). Raw model: £55,290–£103,780. Verify with a surveyor before offering.
What's in this cost
- Kitchen£6,743–£13,487
- 1 × bathroom£4,449–£8,156
- Rewire£3,653–£6,392
- Replumb£2,740–£5,479
- Windows£9,132–£16,437
- Paint + decor£6,392–£11,871
- Flooring£10,045–£19,177
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Tax treatment
Annual gross rent£5,712
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£4,094
Exit costs
Projected sale price (5y · 2%/yr growth)£149,051
Capital gain (pre-CGT)£14,051
Sale costs (~2.5%)£3,726
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-£18,536
Rates as of Oct 2024
Acquisition costs
£64,883cash neededPurchase price£135,000
Deposit (25%)£33,750
Stamp duty+5% additional-property surcharge£6,950
Refurb£19,458
Legal + survey£1,700
Mortgage fees£3,025
Total cash neededdeposit + costs (loan covers the rest)£64,883
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
This well-presented four-bedroom mid-terraced property offers generous and versatile living accommodation, ideal for families or investors alike. The home combines spacious interiors with practical design throughout.
The ground floor features a bright and welcoming living room/fourth bedroom, and a well-proportioned kitchen and dining area, perfect for both everyday living and entertaining. Upstairs, the property boasts three good-sized bedrooms, offering flexibility for hom…
Floor plans
Listing metaonthemarket · Bairstow Eves - Lincoln
About this listing
OnTheMarketPrice history
5-year price trend
Monthly profit
−£341
Cash needed
£65K
Return after costs
-6.31%
IRR
-6.17%
Foster Street, Lincoln, Lincolnshire, LN5, Lincoln, LN5
terraced · 4 bed · 1 bath
£135,000
est £476 · 4.23% gross
1 / 5
0/100
Marginal
4.23% — verify the rent + comps locally.
4.23% Return before costs — around the area average for this property type.
Monthly profit −£341/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£135K
Return before costs
4.23%
est rent £476/monot enough comparablesRange £423–£536/mo (Q1–Q3)
Bedrooms
4
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: £423–£536/mo · n=10
Financing
DepositYour cash in — the rest is the mortgage25% · £33,750
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 (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £101,250 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
-£341
after mortgage, operating costs & tax
Rent in£476/mo gross
£458/mo collected · £18/mo lost to voids
Where it goes
£548Mortgage£250Costs
Outgoings exceed rent — you top up £341/mo
Mortgage£548
Costs£250
Management£48
Maintenance£50
Insurance£20
CapEx reserve£24
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£341
Returns
Return before costs on price4.23%
Cash return on cash-6.31%
Gross margin£207
Cash needed£64,883
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.83
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 | £5,712 | £3,005 | £6,581 | £0 | £0 | -£3,875 | -£3,875 |
| Year 2 | £5,883 | £3,095 | £6,581 | £0 | £0 | -£3,793 | -£7,668 |
| Year 3 | £6,060 | £3,188 | £6,581 | £0 | £0 | -£3,710 | -£11,378 |
| Year 4 | £6,242 | £3,284 | £6,581 | £0 | £0 | -£3,624 | -£15,001 |
| Year 5 | £6,429 | £3,382 | £6,581 | £0 | £0 | -£3,535 | -£18,536 |
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,316
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£18,536
Acquisition costs
25% deposit£33,750
Stamp duty£6,950
Refurb£19,458
Legal + survey£1,700
Mortgage + broker£3,025
Cash needed£64,883
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
This well-presented four-bedroom mid-terraced property offers generous and versatile living accommodation, ideal for families or investors alike. The home combines spacious interiors with practical design throughout.
The ground floor features a bright and welcoming living room/fourth bedroom, and a well-proportioned kitchen and dining area, perfect for both everyday living and entertaining. Upstairs, the property boasts three good-sized bedrooms, offering flexibility for hom…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice