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Year 5 disposal
BMV -11%
⊞ View all 25
60/ 100
Solid
9.97% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 9.97% return before costs — above-market
- Priced below market -11% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC C — MEES compliant
Why to be cautious
- Leasehold 80yr — verify at solicitor
- Floor area 236 sqft — small for the type
- Monthly profit −£26/mo — mildly negative — equity build may cover
- -0.7% 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
−£26/mo
You top up £26/mo
Price vs market
Below market value
-11% vs 12 sold · interior unseen
Return · IRR
-0.7%/yr
Loses money over 5 years
Cash left in
£32K
Stays in after refinancing at value
Price £110KCash to buy £43KReturn before costs on price 9.97%5-yr return on cash 4%Rent est. £914 (£817–£1,023)
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: £817–£1,023/mo · n=75
Financing
DepositYour cash in — the rest is the mortgage25% · £27,500
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 (£3,751–£7,001 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £82,500 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£26
after mortgage, operating costs & tax
Rent in£914/mo gross
£879/mo collected · £35/mo lost to voids
Where it goes
£447Mortgage£458Costs
Outgoings exceed rent — you top up £26/mo
Mortgage£447
Costs£458
Management£91
Maintenance£67
Insurance£20
CapEx reserve£46
Voids + council tax£5
Service charge + ground rent£125
Ltd co. accounts£104
Tax—
Shortfall−£26
Returns
Return before costs on price9.97%
Cash return on cash-0.74%
Gross margin£421
Cash needed£42,651
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.97
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 | £10,968 | £5,498 | £5,363 | £0 | £20 | £88 | £88 |
| Year 2 | £11,297 | £5,663 | £5,363 | £0 | £52 | £220 | £308 |
| Year 3 | £11,636 | £5,833 | £5,363 | £0 | £84 | £357 | £665 |
| Year 4 | £11,985 | £6,007 | £5,363 | £0 | £117 | £498 | £1,163 |
| Year 5 | £12,345 | £6,188 | £5,363 | £0 | £151 | £643 | £1,806 |
Disposal gain (gross)-£4,088
CGT£0
Net Disposal proceeds£118,413
What we verified
What we verified
33053 ok · 3 caution · 0 fail · 5 unknown
Legal & planning
Leasehold80 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
104 yr
Service charge
Annual running cost
£1,200/yr
Extracted from listing description · verify with solicitor
Tenure & planning80 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand C
MEES 2030 compliance
C required for new tenancies
PASS
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 7AG · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Nottingham Trent · 50.4 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 · 236 sqft
£11k–£23k
£ per sqft
building cost only
£48–£99
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£1,652–£3,068
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£2,596–£4,956
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 — -£26/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 | 9.97% | -£26 | £42,651 | 4.2% | Low | Feasible |
| Housing-benefit rent | 6.52% | -£322 | £42,651 | -37.4% | Med | Feasible |
| Council lease | 0.00% | -£763 | £42,651 | -110.1% | Low | Feasible |
| Refurb & refinance | 9.97% | -£26 | £50,151 | 3.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£316 | £124,501 | 5% | 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
+£384/mo cash flow vs Rent it out if converted to Rent by the room
26.18% Return before costs on price converted vs 9.97% as-is
As-is Rent it out
Monthly profit+£88
Return before costs on price9.97%
Cash needed£39,398
If converted to Rent by the room
Monthly profit+£472
Return before costs on price26.18%
Cash needed£55,398
Δ vs Rent it out Monthly profit+£384
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
£22,600–£43,070full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£944–£1,652
- Replumb£708–£1,416
- Windows£2,360–£4,248
- Paint + decor£1,652–£3,068
- Flooring£2,596–£4,956
Comparables
sold within 0.5 miWide · CV 27.0%Med confidence
Loading 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 & 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£10,968
Section 24 credit£0
Annual tax due£20
Post-tax Monthly profit annual-£334
Exit costs
Projected sale price (5y · 2%/yr growth)£121,449
Capital gain (pre-CGT)£11,449
Sale costs (~2.5%)£3,036
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£1,806
Rates as of Oct 2024
Acquisition costs
£42,651cash neededPurchase price£110,000
Deposit (25%)£27,500
Stamp duty+5% additional-property surcharge£5,500
Refurb£5,001
Legal + survey£2,000
Mortgage fees£2,650
Total cash neededdeposit + costs (loan covers the rest)£42,651
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Priced at offers in excess of £110,000, this property boasts two spacious double bedrooms, a modern bathroom, and a bright, open-plan kitchen diner that creates a welcoming and sociable living space. Upon approach, you are greeted by a secure gated entrance hall with remote sensor access, ensuring peace of mind and privacy. The apartment benefits from an allocated parking space, a rare and valuable feature in this central location. The reception room flows seamlessly into the…
Floor plans
Listing metazoopla · Keller Williams
About this listing
172 days · ZooplaPrice history
5-year price trend
Monthly profit
−£26
Cash needed
£43K
Return after costs
-0.74%
IRR
-0.69%
Listed 172d ago
Tanners Court, Lincoln LN5
flat · 2 bed · 1 bath · 236 sqft
£110,000
est £914 · 9.97% gross
Leasehold 80yrEPC C
Priced below market
1 / 25
60/100
Solid
9.97% — verify the rent + comps locally.
Priced below market -11% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.97% Return before costs — above-market
Lease 80 yrs — extend before exit
Price
£110K
11% below sold comps
Return before costs
9.97%
est rent £914/mo75 comps within 500 mRange £817–£1,023/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
C
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: £817–£1,023/mo · n=75
Financing
DepositYour cash in — the rest is the mortgage25% · £27,500
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 (£3,751–£7,001 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £82,500 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£26
after mortgage, operating costs & tax
Rent in£914/mo gross
£879/mo collected · £35/mo lost to voids
Where it goes
£447Mortgage£458Costs
Outgoings exceed rent — you top up £26/mo
Mortgage£447
Costs£458
Management£91
Maintenance£67
Insurance£20
CapEx reserve£46
Voids + council tax£5
Service charge + ground rent£125
Ltd co. accounts£104
Tax—
Shortfall−£26
Returns
Return before costs on price9.97%
Cash return on cash-0.74%
Gross margin£421
Cash needed£42,651
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.97
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 | £10,968 | £5,498 | £5,363 | £0 | £20 | £88 | £88 |
| Year 2 | £11,297 | £5,663 | £5,363 | £0 | £52 | £220 | £308 |
| Year 3 | £11,636 | £5,833 | £5,363 | £0 | £84 | £357 | £665 |
| Year 4 | £11,985 | £6,007 | £5,363 | £0 | £117 | £498 | £1,163 |
| Year 5 | £12,345 | £6,188 | £5,363 | £0 | £151 | £643 | £1,806 |
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 remaining80 yr
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCEnergy efficiency ratingC
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Service chargeReduces net yield£1,200/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£1,073
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£1,806
Acquisition costs
25% deposit£27,500
Stamp duty£5,500
Refurb£5,001
Legal + survey£2,000
Mortgage + broker£2,650
Cash needed£42,651
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
Priced at offers in excess of £110,000, this property boasts two spacious double bedrooms, a modern bathroom, and a bright, open-plan kitchen diner that creates a welcoming and sociable living space. Upon approach, you are greeted by a secure gated entrance hall with remote sensor access, ensuring peace of mind and privacy. The apartment benefits from an allocated parking space, a rare and valuable feature in this central location. The reception room flows seamlessly into the…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice