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Year 5 disposal
⊞ View all 11
7/ 100
Weak
6.66% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Long lease (967 yrs) — no short-lease drag
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£542/mo — heavily negative — needs monthly capital injection
- -10.3% 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
−£542/mo
You top up £542/mo
Price vs market
Above comparable sales
+29% vs 12 sold
Return · IRR
-10.3%/yr
Loses money over 5 years
Cash to get in
£65K
Deposit + fees + refurb
Price £160KReturn before costs on price 6.66%5-yr return on cash -46%Rent est. £888 (£815–£968)
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: £815–£968/mo · n=60
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 (£8,166–£15,243 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£542
after mortgage, operating costs & tax
Rent in£888/mo gross
£854/mo collected · £34/mo lost to voids
Where it goes
£650Mortgage£746Costs
Outgoings exceed rent — you top up £542/mo
Mortgage£650
Costs£746
Management£89
Maintenance£67
Insurance£20
CapEx reserve£44
Voids + council tax£5
Service charge + ground rent£416
Ltd co. accounts£104
Tax—
Shortfall−£542
Returns
Return before costs on price6.66%
Cash return on cash-10.01%
Gross margin£108
Cash needed£64,988
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.31
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 | £10,656 | £8,949 | £7,800 | £0 | £0 | -£6,093 | -£6,093 |
| Year 2 | £10,976 | £9,217 | £7,800 | £0 | £0 | -£6,042 | -£12,135 |
| Year 3 | £11,305 | £9,494 | £7,800 | £0 | £0 | -£5,989 | -£18,124 |
| Year 4 | £11,644 | £9,779 | £7,800 | £0 | £0 | -£5,935 | -£24,058 |
| Year 5 | £11,993 | £10,072 | £7,800 | £0 | £0 | -£5,879 | -£29,937 |
Disposal gain (gross)-£9,351
CGT£0
Net Disposal proceeds£172,237
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
Leasehold967 yr
Tenure & planning967 yr
Legal & planning
2 checks- TenureLeasehold
- 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 cohortLN5 7QD · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Nottingham Trent · 50 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 · 1-bath · 710 sqft
£20k–£39k
£ per sqft
building cost only
£28–£56
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,970–£9,230
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£7,810–£14,910
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history475d on marketno cuts yet
Strategy matrix
Rent it out wins — -£542/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 | 6.66% | -£542 | £64,988 | -46.1% | Low | Feasible |
| Housing-benefit rent | 4.49% | -£818 | £64,988 | -71.9% | Med | Feasible |
| Council lease | 0.00% | -£1,257 | £64,988 | -119.5% | Low | Feasible |
| Refurb & refinance | 6.66% | -£542 | £77,343 | -38.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£607 | £185,943 | 2% | 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
+£421/mo cash flow vs Rent it out if converted to Rent by the room
18.00% Return before costs on price converted vs 6.66% as-is
As-is Rent it out
Monthly profit-£107
Return before costs on price6.66%
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+£421
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
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 86% likely
medium confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- concentration ~3.0% within 100m (3 known HMOs) — below the 10% threshold
- local council HMO approval rate 86% (132 decisions)
3 known HMOs within 100 m · ≈3.0% within 100 m vs 10% policy
£39,190–£73,880full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£2,840–£4,970
- Replumb£2,130–£4,260
- Windows£7,100–£12,780
- Paint + decor£4,970–£9,230
- Flooring£7,810–£14,910
Comparables
sold within 0.5 miWide · CV 27.0%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Citywide Article 4 (Lincoln)
3 known HMOs within 100 m · ≈3.0% within 100 m vs 10% policy
Schools & catchment1 school nearby
Nearby schoolsOfsted-rated, nearest first1 of 5
- OutstandingThe Lincoln St Peter at Gowts Church of England Primary SchoolPrimary · Voluntary controlled school · LN5 7TA
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£10,656
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£6,503
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-£29,937
Rates as of Oct 2024
Acquisition costs
£64,988cash neededPurchase price£160,000
Deposit (25%)£40,000
Stamp duty+5% additional-property surcharge£8,700
Refurb£10,888
Legal + survey£2,000
Mortgage fees£3,400
Total cash neededdeposit + costs (loan covers the rest)£64,988
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Offered for sale with no onward chain is this city centre ground apartment. Located in a converted grade II listed old mill is this 2 bedroom apartment offering open plan living and charming features. There is a large entrance hall with stepped access into the living space, whilst also having 2 bedrooms which benefit from the use of a 3 piece bathroom suite. Having secure communal areas, gated development with allocated parking the property makes for an ideal city centre livi…
Floor plans
Listing metazoopla · Starkey & Brown
About this listing
475 days · ZooplaPrice history
5-year price trend
Monthly profit
−£542
Cash needed
£65K
Return after costs
-10.01%
IRR
-10.27%
Listed 475d ago
Vernon Street, Lincoln LN5
flat · 2 bed · 1 bath · 710 sqft
£160,000
est £888 · 6.66% gross
Leasehold 967yrEPC DListed building
1 / 11
7/100
Marginal
6.66% — verify the rent + comps locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£160K
29% above sold comps
Return before costs
6.66%
est rent £888/mo60 comps within 500 mRange £815–£968/mo (Q1–Q3)
Bedrooms
2
1 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: £815–£968/mo · n=60
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 (£8,166–£15,243 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£542
after mortgage, operating costs & tax
Rent in£888/mo gross
£854/mo collected · £34/mo lost to voids
Where it goes
£650Mortgage£746Costs
Outgoings exceed rent — you top up £542/mo
Mortgage£650
Costs£746
Management£89
Maintenance£67
Insurance£20
CapEx reserve£44
Voids + council tax£5
Service charge + ground rent£416
Ltd co. accounts£104
Tax—
Shortfall−£542
Returns
Return before costs on price6.66%
Cash return on cash-10.01%
Gross margin£108
Cash needed£64,988
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.31
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 | £10,656 | £8,949 | £7,800 | £0 | £0 | -£6,093 | -£6,093 |
| Year 2 | £10,976 | £9,217 | £7,800 | £0 | £0 | -£6,042 | -£12,135 |
| Year 3 | £11,305 | £9,494 | £7,800 | £0 | £0 | -£5,989 | -£18,124 |
| Year 4 | £11,644 | £9,779 | £7,800 | £0 | £0 | -£5,935 | -£24,058 |
| Year 5 | £11,993 | £10,072 | £7,800 | £0 | £0 | -£5,879 | -£29,937 |
Rent by the room upside
What we verified
4415
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining967 yr
HeritageListed building / conservation areaListed
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
Service chargeReduces net yield£2,500/yr
Ground rentDoubling clauses kill mortgageability£2,500/yr
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 27.0%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,560
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£29,937
Acquisition costs
25% deposit£40,000
Stamp duty£8,700
Refurb£10,888
Legal + survey£2,000
Mortgage + broker£3,400
Cash needed£64,988
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 copyZoopla
Offered for sale with no onward chain is this city centre ground apartment. Located in a converted grade II listed old mill is this 2 bedroom apartment offering open plan living and charming features. There is a large entrance hall with stepped access into the living space, whilst also having 2 bedrooms which benefit from the use of a 3 piece bathroom suite. Having secure communal areas, gated development with allocated parking the property makes for an ideal city centre livi…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice