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Year 5 disposal
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55/ 100
Caution
Real 9.50% return before costs but flagged risks need pricing in.
Why it works
- 9.50% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (119 yrs) — no short-lease drag
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£16/mo — mildly negative — equity build may cover
- -0.3% 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
−£16/mo
You top up £16/mo
Price
£100K
No local sold comps to compare
Return · IRR
-0.3%/yr
Loses money over 5 years
Cash to get in
£46K
Deposit + fees + refurb
Return before costs on price 9.50%5-yr return on cash 4%Rent est. £792 (£801–£783)
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: £801–£783/mo · n=10
Financing
DepositYour cash in — the rest is the mortgage25% · £25,000
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 (£8,269–£15,435 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £75,000 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
-£16
after mortgage, operating costs & tax
Rent in£792/mo gross
£762/mo collected · £30/mo lost to voids
Where it goes
£406Mortgage£371Costs
Outgoings exceed rent — you top up £16/mo
Mortgage£406
Costs£371
Management£79
Maintenance£67
Insurance£20
CapEx reserve£40
Voids + council tax£5
Service charge + ground rent£56
Ltd co. accounts£104
Tax—
Shortfall−£16
Returns
Return before costs on price9.50%
Cash return on cash-0.42%
Gross margin£390
Cash needed£45,525
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.87
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 | £9,504 | £4,456 | £4,875 | £0 | £33 | £140 | £140 |
| Year 2 | £9,789 | £4,590 | £4,875 | £0 | £62 | £262 | £402 |
| Year 3 | £10,083 | £4,727 | £4,875 | £0 | £91 | £389 | £792 |
| Year 4 | £10,385 | £4,869 | £4,875 | £0 | £122 | £519 | £1,311 |
| Year 5 | £10,697 | £5,015 | £4,875 | £0 | £153 | £653 | £1,964 |
Disposal gain (gross)-£10,377
CGT£0
Net Disposal proceeds£107,648
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
Leasehold119 yr
Tenure & planning119 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 cohortLN6 0PH · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Nottingham Trent · 47 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 · 721 sqft
£20k–£40k
£ per sqft
building cost only
£28–£55
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,047–£9,373
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£7,931–£15,141
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history172d on marketno cuts yet
Strategy matrix
Rent it out wins — -£16/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 | 9.50% | -£16 | £45,525 | 4.3% | Low | Feasible |
| Housing-benefit rent | 7.18% | -£214 | £45,525 | -20.2% | Med | Feasible |
| Council lease | 0.00% | -£653 | £45,525 | -88.1% | Low | Feasible |
| Refurb & refinance | 9.50% | -£16 | £54,935 | 3.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£247 | £122,435 | -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
+£464/mo cash flow vs Rent it out if converted to Rent by the room
28.80% Return before costs on price converted vs 9.50% as-is
As-is Rent it out
Monthly profit+£40
Return before costs on price9.50%
Cash needed£36,898
If converted to Rent by the room
Monthly profit+£504
Return before costs on price28.80%
Cash needed£52,898
Δ vs Rent it out Monthly profit+£464
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
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
£31,832–£60,000full refurb + room split
⚠️ Capped at 60% of £100,000 asking (£60,000). Raw model: £39,575–£74,595. Verify with a surveyor before offering.
What's in this cost
- Kitchen£6,950–£13,899
- 1 × bathroom£4,585–£8,405
- Rewire£2,320–£4,060
- Replumb£1,740–£3,480
- Windows£5,799–£10,439
- Paint + decor£4,060–£7,539
- Flooring£6,379–£12,179
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
Citywide Article 4 (Lincoln)
≈0.0% within 100 m vs 10% policy
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodLeslie Manser Primary SchoolPrimary · Community school · LN6 0FB
- GoodLincoln Birchwood Junior SchoolPrimary · Community school · LN6 0NL
- Not ratedFortuna SchoolNot applicable · Community special school · LN6 0FB
- Not ratedThe Pilgrim SchoolNot applicable · Community special school · LN6 0DE
- Not ratedThe Kingsdown Nursery School, LincolnNursery · Local authority nursery school · LN6 0FB
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£9,504
Section 24 credit£0
Annual tax due£33
Post-tax Monthly profit annual-£226
Exit costs
Projected sale price (5y · 2%/yr growth)£110,408
Capital gain (pre-CGT)£10,408
Sale costs (~2.5%)£2,760
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£1,964
Rates as of Oct 2024
Acquisition costs
£45,525cash neededPurchase price£100,000
Deposit (25%)£25,000
Stamp duty+5% additional-property surcharge£5,000
Refurb£11,025
Legal + survey£2,000
Mortgage fees£2,500
Total cash neededdeposit + costs (loan covers the rest)£45,525
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Summary Early viewing is essential for this well presented upper floor flat, situated within a popular residential area with a wide range of amenities nearby. Being an ideal first time buy or investment opportunity, this property boasts generous bedrooms and no onward chain!
Description attention investors & first time buyers Situated within a popular residential area close to a range of amenities, transport links and schooling, is this two bedroom upper floor flat. The pr…
Floor plans
Listing metazoopla · William H Brown - Lincoln
About this listing
172 days · ZooplaPrice history
5-year price trend
Monthly profit
−£16
Cash needed
£46K
Return after costs
-0.42%
IRR
-0.33%
Listed 172d ago
Camwood Crescent, Lincoln LN6
flat · 2 bed · 1 bath · 721 sqft
£100,000
est £792 · 9.50% gross
Leasehold 119yrEPC D
1 / 13
55/100
Caution
Real 9.50% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.50% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£100K
Return before costs
9.50%
est rent £792/monot enough comparables
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: £801–£783/mo · n=10
Financing
DepositYour cash in — the rest is the mortgage25% · £25,000
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 (£8,269–£15,435 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £75,000 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
-£16
after mortgage, operating costs & tax
Rent in£792/mo gross
£762/mo collected · £30/mo lost to voids
Where it goes
£406Mortgage£371Costs
Outgoings exceed rent — you top up £16/mo
Mortgage£406
Costs£371
Management£79
Maintenance£67
Insurance£20
CapEx reserve£40
Voids + council tax£5
Service charge + ground rent£56
Ltd co. accounts£104
Tax—
Shortfall−£16
Returns
Return before costs on price9.50%
Cash return on cash-0.42%
Gross margin£390
Cash needed£45,525
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.87
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 | £9,504 | £4,456 | £4,875 | £0 | £33 | £140 | £140 |
| Year 2 | £9,789 | £4,590 | £4,875 | £0 | £62 | £262 | £402 |
| Year 3 | £10,083 | £4,727 | £4,875 | £0 | £91 | £389 | £792 |
| Year 4 | £10,385 | £4,869 | £4,875 | £0 | £122 | £519 | £1,311 |
| Year 5 | £10,697 | £5,015 | £4,875 | £0 | £153 | £653 | £1,964 |
Rent by the room upside
What we verified
4306
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining119 yr
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
Service chargeReduces net yield£370/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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£975
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£1,964
Acquisition costs
25% deposit£25,000
Stamp duty£5,000
Refurb£11,025
Legal + survey£2,000
Mortgage + broker£2,500
Cash needed£45,525
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
Summary Early viewing is essential for this well presented upper floor flat, situated within a popular residential area with a wide range of amenities nearby. Being an ideal first time buy or investment opportunity, this property boasts generous bedrooms and no onward chain!
Description attention investors & first time buyers Situated within a popular residential area close to a range of amenities, transport links and schooling, is this two bedroom upper floor flat. The pr…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice