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Year 5 disposal
⊞ View all 13
4/ 100
Weak
6.36% return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- EPC E — must hit C by 2030 (~£6,000–£12,000)
- Leasehold 80yr — verify at solicitor
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£331/mo — significantly negative — real recurring drain
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£331/mo
You top up £331/mo
Price vs market
Above comparable sales
+51% vs 12 sold
Return · IRR
-5.6%/yr
Loses money over 5 years
Cash to get in
£70K
Deposit + fees + refurb
Price £170KReturn before costs on price 6.36%5-yr return on cash -23%Rent est. £901 (£853–£952)
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: £853–£952/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £42,500
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 (£9,573–£17,870 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £127,500 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
-£331
after mortgage, operating costs & tax
Rent in£901/mo gross
£866/mo collected · £35/mo lost to voids
Where it goes
£691Mortgage£507Costs
Outgoings exceed rent — you top up £331/mo
Mortgage£691
Costs£507
Management£90
Maintenance£67
Insurance£20
CapEx reserve£45
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£331
Returns
Return before costs on price6.36%
Cash return on cash-5.66%
Gross margin£360
Cash needed£70,214
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.25
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 | £10,812 | £6,081 | £8,288 | £0 | £0 | -£3,556 | -£3,556 |
| Year 2 | £11,136 | £6,263 | £8,288 | £0 | £0 | -£3,414 | -£6,971 |
| Year 3 | £11,470 | £6,451 | £8,288 | £0 | £0 | -£3,268 | -£10,239 |
| Year 4 | £11,815 | £6,645 | £8,288 | £0 | £0 | -£3,118 | -£13,356 |
| Year 5 | £12,169 | £6,844 | £8,288 | £0 | £0 | -£2,962 | -£16,319 |
Disposal gain (gross)-£11,163
CGT£0
Net Disposal proceeds£183,001
What we verified
What we verified
24052 ok · 4 caution · 0 fail · 5 unknown
Legal & planning
Leasehold80 yr
Tenure & planning80 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
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
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
OK
Floor
EWS1 typically required above 18m
Floor 0
Lender impact
Ground floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
Mortgageable
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 cohortLN4 2UT · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Nottingham Trent · 49.4 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 · 2-bath · 861 sqft
£26k–£51k
£ per sqft
building cost only
£30–£59
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£6,027–£11,193
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£9,471–£18,081
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 — -£331/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 | 6.36% | -£331 | £70,214 | -23.2% | Low | Feasible |
| Housing-benefit rent | 4.22% | -£617 | £70,214 | -48.2% | Med | Feasible |
| Council lease | 0.00% | -£1,057 | £70,214 | -92.2% | Low | Feasible |
| Refurb & refinance | 6.36% | -£331 | £83,820 | -19.5% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £199,270 | 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
+£418/mo cash flow vs Rent it out if converted to Rent by the room
16.94% Return before costs on price converted vs 6.36% as-is
As-is Rent it out
Monthly profit-£136
Return before costs on price6.36%
Cash needed£54,398
If converted to Rent by the room
Monthly profit+£282
Return before costs on price16.94%
Cash needed£70,398
Δ vs Rent it out Monthly profit+£418
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
£40,000
Range: £34,000 – £48,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£50,175–£94,145full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£3,444–£6,027
- Replumb£2,583–£5,166
- Windows£8,610–£15,498
- Paint + decor£6,027–£11,193
- Flooring£9,471–£18,081
Comparables
sold within 0.5 miWide · CV 17.9%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodBracebridge Heath St John's Primary AcademyPrimary · Academy converter · LN4 2LD
- GoodNocton Community Primary SchoolPrimary · Community school · LN4 2BJ
- Not ratedDunston St Peter's Church of England Primary SchoolPrimary · Voluntary controlled school · LN4 2EH
- Not ratedThe Potterhanworth Church of England Primary SchoolPrimary · Voluntary controlled school · LN4 2DT
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£10,812
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,972
Exit costs
Projected sale price (5y · 2%/yr growth)£187,694
Capital gain (pre-CGT)£17,694
Sale costs (~2.5%)£4,692
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-£16,319
Rates as of Oct 2024
Acquisition costs
£70,214cash neededPurchase price£170,000
Deposit (25%)£42,500
Stamp duty+5% additional-property surcharge£9,400
Refurb£12,764
Legal + survey£2,000
Mortgage fees£3,550
Total cash neededdeposit + costs (loan covers the rest)£70,214
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Situated in the sought-after village of Bracebridge Heath, just a short distance from Lincoln city centre, this well-presented two-bedroom ground floor apartment in Barnard House offers modern, low-maintenance living ideal for first-time buyers, downsizers, or investors.
The property features a spacious open-plan living and dining area, filled with natural light and finished in neutral tones, creating a welcoming and versatile space. The contemporary fitted kitchen is well-e…
Floor plans
Listing metazoopla · Bairstow Eves - Lincoln Sales
About this listing
151 days · ZooplaPrice history
5-year price trend
Monthly profit
−£331
Cash needed
£70K
Return after costs
-5.66%
IRR
-5.62%
Listed 151d ago
Caistor Drive, Bracebridge Heath, Lincoln, Lincolnshire LN4
flat · 2 bed · 2 bath · 861 sqft
£170,000
est £901 · 6.36% gross
Leasehold 80yrEPC E
1 / 13
4/100
Marginal
6.36% — verify the rent + comps locally.
Energy rating E — Min. energy standard blocker by 2030 (~£6,000–£12,000 upgrade)
Lease 80 yrs — extend before exit
Price
£170K
51% above sold comps
Return before costs
6.36%
est rent £901/monot enough comparablesRange £853–£952/mo (Q1–Q3)
Bedrooms
2
2 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 (£)
Local comp range: £853–£952/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £42,500
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 (£9,573–£17,870 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £127,500 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
-£331
after mortgage, operating costs & tax
Rent in£901/mo gross
£866/mo collected · £35/mo lost to voids
Where it goes
£691Mortgage£507Costs
Outgoings exceed rent — you top up £331/mo
Mortgage£691
Costs£507
Management£90
Maintenance£67
Insurance£20
CapEx reserve£45
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£331
Returns
Return before costs on price6.36%
Cash return on cash-5.66%
Gross margin£360
Cash needed£70,214
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.25
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 | £10,812 | £6,081 | £8,288 | £0 | £0 | -£3,556 | -£3,556 |
| Year 2 | £11,136 | £6,263 | £8,288 | £0 | £0 | -£3,414 | -£6,971 |
| Year 3 | £11,470 | £6,451 | £8,288 | £0 | £0 | -£3,268 | -£10,239 |
| Year 4 | £11,815 | £6,645 | £8,288 | £0 | £0 | -£3,118 | -£13,356 |
| Year 5 | £12,169 | £6,844 | £8,288 | £0 | £0 | -£2,962 | -£16,319 |
Rent by the room upside
What we verified
2316
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▾
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 heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miWide · CV 17.9%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,658
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£16,319
Acquisition costs
25% deposit£42,500
Stamp duty£9,400
Refurb£12,764
Legal + survey£2,000
Mortgage + broker£3,550
Cash needed£70,214
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
Situated in the sought-after village of Bracebridge Heath, just a short distance from Lincoln city centre, this well-presented two-bedroom ground floor apartment in Barnard House offers modern, low-maintenance living ideal for first-time buyers, downsizers, or investors.
The property features a spacious open-plan living and dining area, filled with natural light and finished in neutral tones, creating a welcoming and versatile space. The contemporary fitted kitchen is well-e…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice