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Year 5 disposal
⊞ View all 9
23/ 100
Weak
7.28% return before costs — verify the rent + comps locally.
Why it works
- 7.28% return before costs — above-market
- EPC B — MEES compliant
Why to be cautious
- Leasehold 80yr — verify at solicitor
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£234/mo — significantly negative — real recurring drain
- -5.2% 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
−£234/mo
You top up £234/mo
Price vs market
Above comparable sales
+24% vs 12 sold
Return · IRR
-5.2%/yr
Loses money over 5 years
Cash to get in
£55K
Deposit + fees + refurb
Price £160KReturn before costs on price 7.28%5-yr return on cash -18%Rent est. £970 (£902–£1,043)
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: £902–£1,043/mo · n=26
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 (£1,013–£1,890 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
-£234
after mortgage, operating costs & tax
Rent in£970/mo gross
£933/mo collected · £37/mo lost to voids
Where it goes
£650Mortgage£517Costs
Outgoings exceed rent — you top up £234/mo
Mortgage£650
Costs£517
Management£97
Maintenance£67
Insurance£20
CapEx reserve£49
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£234
Returns
Return before costs on price7.27%
Cash return on cash-5.06%
Gross margin£416
Cash needed£55,450
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.43
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 | £11,640 | £6,199 | £7,800 | £0 | £0 | -£2,358 | -£2,358 |
| Year 2 | £11,989 | £6,384 | £7,800 | £0 | £0 | -£2,195 | -£4,554 |
| Year 3 | £12,349 | £6,576 | £7,800 | £0 | £0 | -£2,027 | -£6,581 |
| Year 4 | £12,719 | £6,773 | £7,800 | £0 | £0 | -£1,854 | -£8,435 |
| Year 5 | £13,101 | £6,976 | £7,800 | £0 | £0 | -£1,676 | -£10,110 |
Disposal gain (gross)£187
CGT£35
Net Disposal proceeds£172,202
What we verified
What we verified
33053 ok · 3 caution · 0 fail · 5 unknown
Legal & planning
Leasehold80 yr
Tenure & planning80 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
Building condition
Energy ratingB
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand B
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 cohortLN1 1BE · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Nottingham Trent · 50.1 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 · 592 sqft
£18k–£35k
£ per sqft
building cost only
£30–£60
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,144–£7,696
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,512–£12,432
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history151d on marketno cuts yet
Strategy matrix
Rent it out wins — -£234/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 | 7.27% | -£234 | £55,450 | -18.2% | Low | Feasible |
| Housing-benefit rent | 4.49% | -£576 | £55,450 | -56.5% | Med | Feasible |
| Council lease | 0.00% | -£1,016 | £55,450 | -112.4% | Low | Feasible |
| Refurb & refinance | 7.27% | -£234 | £63,990 | -15.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £172,590 | 9% | 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
+£355/mo cash flow vs Rent it out if converted to Rent by the room
18.00% Return before costs on price converted vs 7.27% as-is
As-is Rent it out
Monthly profit-£41
Return before costs on price7.27%
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+£355
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
£35,060–£66,210full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£2,368–£4,144
- Replumb£1,776–£3,552
- Windows£5,920–£10,656
- Paint + decor£4,144–£7,696
- Flooring£6,512–£12,432
Comparables
sold within 0.5 miWide · CV 74.9%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 & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- GoodThe St Faith and St Martin Church of England Junior School, LincolnPrimary · Voluntary controlled school · LN1 1LW
- Not ratedLincolnshire Secure UnitNot applicable · Secure units · LN1 1YL
- Not ratedThe St Faith's Church of England Infant and Nursery School, LincolnPrimary · Voluntary controlled school · LN1 1QS
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£11,640
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,806
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-£10,110
Rates as of Oct 2024
Acquisition costs
£55,450cash neededPurchase price£160,000
Deposit (25%)£40,000
Stamp duty+5% additional-property surcharge£8,700
Refurb£1,350
Legal + survey£2,000
Mortgage fees£3,400
Total cash neededdeposit + costs (loan covers the rest)£55,450
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
This immaculate two-bedroom flat is offered for sale in a sought after waterside setting in Lincoln, enjoying a balcony overlooking the canal and direct access to attractive walking and cycling routes. From the property you can walk along the canal into Lincoln city centre, providing an appealing traffic-free route to shops, restaurants and cultural attractions.
The accommodation comprises an open plan living, kitchen and dining area, creating a practical modern space for da…
Floor plans
Listing metazoopla · Yopa
About this listing
151 days · ZooplaPrice history
5-year price trend
Monthly profit
−£234
Cash needed
£55K
Return after costs
-5.06%
IRR
-5.18%
Listed 151d ago
Angelica Road, Lincoln LN1
flat · 2 bed · 1 bath · 592 sqft
£160,000
est £970 · 7.28% gross
Leasehold 80yrEPC B
1 / 9
23/100
Marginal
7.28% — verify the rent + comps locally.
7.28% Return before costs — above-market
Lease 80 yrs — extend before exit
Price
£160K
24% above sold comps
Return before costs
7.28%
est rent £970/monot enough comparablesRange £902–£1,043/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
B
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: £902–£1,043/mo · n=26
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 (£1,013–£1,890 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
-£234
after mortgage, operating costs & tax
Rent in£970/mo gross
£933/mo collected · £37/mo lost to voids
Where it goes
£650Mortgage£517Costs
Outgoings exceed rent — you top up £234/mo
Mortgage£650
Costs£517
Management£97
Maintenance£67
Insurance£20
CapEx reserve£49
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£234
Returns
Return before costs on price7.27%
Cash return on cash-5.06%
Gross margin£416
Cash needed£55,450
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.43
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 | £11,640 | £6,199 | £7,800 | £0 | £0 | -£2,358 | -£2,358 |
| Year 2 | £11,989 | £6,384 | £7,800 | £0 | £0 | -£2,195 | -£4,554 |
| Year 3 | £12,349 | £6,576 | £7,800 | £0 | £0 | -£2,027 | -£6,581 |
| Year 4 | £12,719 | £6,773 | £7,800 | £0 | £0 | -£1,854 | -£8,435 |
| Year 5 | £13,101 | £6,976 | £7,800 | £0 | £0 | -£1,676 | -£10,110 |
Rent by the room upside
What we verified
3306
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 ratingB
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 let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miWide · CV 74.9%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-£10,110
Acquisition costs
25% deposit£40,000
Stamp duty£8,700
Refurb£1,350
Legal + survey£2,000
Mortgage + broker£3,400
Cash needed£55,450
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
This immaculate two-bedroom flat is offered for sale in a sought after waterside setting in Lincoln, enjoying a balcony overlooking the canal and direct access to attractive walking and cycling routes. From the property you can walk along the canal into Lincoln city centre, providing an appealing traffic-free route to shops, restaurants and cultural attractions.
The accommodation comprises an open plan living, kitchen and dining area, creating a practical modern space for da…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice