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Year 5 disposal
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0/ 100
Weak
No rent data on file — verify locally before offering.
Why it works
Why to be cautious
- EPC E — must hit C by 2030 (~£6,000–£12,000)
- Monthly profit −£2,895/mo — heavily negative — needs monthly capital injection
- -14.3% 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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£3K/mo
You top up £3K/mo
Price
£650K
No local sold comps to compare
Return · IRR
-14.3%/yr
Loses money over 5 years
Cash to get in
£273K
Deposit + fees + refurb
5-yr return on cash -64%
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £162,500
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 (£31,361–£58,540 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £487,500 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£2,895
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£2,641Mortgage
Outgoings exceed rent — you top up £2,895/mo
Mortgage£2,641
Costs£255
Maintenance£100
Insurance£40
Voids + council tax£11
Ltd co. accounts£104
Tax—
Shortfall−£2,895
Returns
Return before costs on price0.00%
Cash return on cash-12.73%
Gross margin-£255
Cash needed£272,964
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 | £3,057 | £31,688 | £0 | £0 | -£34,744 | -£34,744 |
| Year 2 | £0 | £3,148 | £31,688 | £0 | £0 | -£34,836 | -£69,580 |
| Year 3 | £0 | £3,243 | £31,688 | £0 | £0 | -£34,930 | -£104,510 |
| Year 4 | £0 | £3,340 | £31,688 | £0 | £0 | -£35,027 | -£139,537 |
| Year 5 | £0 | £3,440 | £31,688 | £0 | £0 | -£35,128 | -£174,665 |
Disposal gain (gross)-£50,003
CGT£0
Net Disposal proceeds£699,711
What we verified
What we verified
51065 ok · 1 caution · 0 fail · 6 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 ratingE
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand E
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£6k–£12k
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 · 7 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Nottingham Trent · 49.4 km
Reason
7-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
7-bed · 4-bath · 3200 sqft
£75k–£144k
£ per sqft
building cost only
£23–£45
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 4 × bathroom · Full strip + retile£13,300–£26,600
- Paint + decor£22,400–£41,600
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£35,200–£67,200
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingMandatory
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Mandatory
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 — -£1,480/mo · £1,404/mo ahead of Council lease (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 | 0.00% | -£2,895 | £272,964 | -64.0% | Low | Feasible |
| Housing-benefit rent | 0.00% | -£2,906 | £272,964 | -64.2% | Med | Feasible |
| Council lease | 0.00% | -£2,885 | £272,964 | -63.7% | Low | Feasible |
| Refurb & refinance | 0.00% | -£2,895 | £322,190 | -54.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£244 | £766,440 | 2% | Med | Feasible |
| ⭐ Rent by the room | 6.37% | -£1,480 | £272,964 | -24.7% | — | 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
+£1,216/mo cash flow vs Rent it out if converted to Rent by the room
4.43% Return before costs on price converted vs 0.00% as-is
As-is Rent it out
Monthly profit-£2,742
Return before costs on price0.00%
Cash needed£174,398
If converted to Rent by the room
Monthly profit-£1,526
Return before costs on price4.43%
Cash needed£190,398
Δ vs Rent it out Monthly profit+£1,216
Show conversion detail
Conversion cost estimate
£3,000
Range: £2,000 – £5,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£143,440–£267,080full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 4 × bathroom£22,800–£41,800
- Rewire£12,800–£22,400
- Replumb£9,600–£19,200
- Windows£32,000–£57,600
- Paint + decor£22,400–£41,600
- Flooring£35,200–£67,200
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£0
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£34,744
Exit costs
Projected sale price (5y · 2%/yr growth)£717,653
Capital gain (pre-CGT)£67,653
Sale costs (~2.5%)£17,941
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-£174,665
Rates as of Oct 2024
Acquisition costs
£272,964cash neededPurchase price£650,000
Deposit (25%)£162,500
Stamp duty+5% additional-property surcharge£55,000
Refurb£41,814
Legal + survey£2,900
Mortgage fees£10,750
Total cash neededdeposit + costs (loan covers the rest)£272,964
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
Pygott & Crone are delighted to present this magnificent Victorian villa, dating back to 1896 and retaining a wealth of period character, charm and grandeur throughout.
Beautifully presented and offering over 3,200sqft of spacious and versatile accommodation, this impressive home occupies a substantial and enviable plot in a highly sought-after central location. Combining elegant period features with generous proportions and flexible modern living, the property offers an exc…
Floor plans
Listing metaonthemarket · Pygott & Crone - Lincoln
About this listing
OnTheMarketPrice history
5-year price trend
Monthly profit
−£2,895
Cash needed
£273K
Return after costs
-12.73%
IRR
-14.33%
St. Catherines, Lincoln, Lincolnshire, LN5, Lincoln, LN5
detached · 7 bed · 4 bath · 3,200 sqft
£650,000
EPC E
1 / 58
0/100
Marginal
No rent data — verify locally before offering.
Energy rating E — Min. energy standard blocker by 2030 (~£6,000–£12,000 upgrade)
Price
£650K
Return before costs
—
rent unknown
Bedrooms
7
4 bath
Energy rating
E
MEES (Minimum Energy Efficiency Standards) blocker by 2030
~£6,000–£12,000 upgrade
~£6,000–£12,000 upgrade
Deal flags1 issue
EPC E — 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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £162,500
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 (£31,361–£58,540 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £487,500 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£2,895
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£2,641Mortgage
Outgoings exceed rent — you top up £2,895/mo
Mortgage£2,641
Costs£255
Maintenance£100
Insurance£40
Voids + council tax£11
Ltd co. accounts£104
Tax—
Shortfall−£2,895
Returns
Return before costs on price0.00%
Cash return on cash-12.73%
Gross margin-£255
Cash needed£272,964
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 | £3,057 | £31,688 | £0 | £0 | -£34,744 | -£34,744 |
| Year 2 | £0 | £3,148 | £31,688 | £0 | £0 | -£34,836 | -£69,580 |
| Year 3 | £0 | £3,243 | £31,688 | £0 | £0 | -£34,930 | -£104,510 |
| Year 4 | £0 | £3,340 | £31,688 | £0 | £0 | -£35,027 | -£139,537 |
| Year 5 | £0 | £3,440 | £31,688 | £0 | £0 | -£35,128 | -£174,665 |
Rent by the room upside
What we verified
5016
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedMandatory
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPC~£6,000–£12,000 to upgrade to CE
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 heuristicRent by the room / sharers
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£6,338
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£174,665
Acquisition costs
25% deposit£162,500
Stamp duty£55,000
Refurb£41,814
Legal + survey£2,900
Mortgage + broker£10,750
Cash needed£272,964
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
Pygott & Crone are delighted to present this magnificent Victorian villa, dating back to 1896 and retaining a wealth of period character, charm and grandeur throughout.
Beautifully presented and offering over 3,200sqft of spacious and versatile accommodation, this impressive home occupies a substantial and enviable plot in a highly sought-after central location. Combining elegant period features with generous proportions and flexible modern living, the property offers an exc…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice