Skip to main contenthow this is calculated →
Year 5 disposal
⊞ View all 7
21/ 100
Weak
7.06% return before costs — verify the rent + comps locally.
Why it works
- 7.06% return before costs — above-market
- Long lease (241 yrs) — no short-lease drag
- EPC C — MEES compliant
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Floor area 462 sqft — small for the type
- Monthly profit −£258/mo — significantly negative — real recurring drain
- -5.7% 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
−£258/mo
You top up £258/mo
Price vs market
Above comparable sales
+48% vs 12 sold
Return · IRR
-5.7%/yr
Loses money over 5 years
Cash to get in
£55K
Deposit + fees + refurb
Price £160KReturn before costs on price 7.06%5-yr return on cash -21%Rent est. £941 (£833–£1,063)
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: £833–£1,063/mo · n=33
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
-£258
after mortgage, operating costs & tax
Rent in£941/mo gross
£905/mo collected · £36/mo lost to voids
Where it goes
£650Mortgage£513Costs
Outgoings exceed rent — you top up £258/mo
Mortgage£650
Costs£513
Management£94
Maintenance£67
Insurance£20
CapEx reserve£47
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£258
Returns
Return before costs on price7.06%
Cash return on cash-5.58%
Gross margin£392
Cash needed£55,450
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.39
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 | £11,292 | £6,152 | £7,800 | £0 | £0 | -£2,660 | -£2,660 |
| Year 2 | £11,631 | £6,337 | £7,800 | £0 | £0 | -£2,506 | -£5,166 |
| Year 3 | £11,980 | £6,527 | £7,800 | £0 | £0 | -£2,347 | -£7,514 |
| Year 4 | £12,339 | £6,723 | £7,800 | £0 | £0 | -£2,184 | -£9,697 |
| Year 5 | £12,709 | £6,924 | £7,800 | £0 | £0 | -£2,015 | -£11,713 |
Disposal gain (gross)£187
CGT£35
Net Disposal proceeds£172,202
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
Leasehold241 yr
Tenure & planning241 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
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 cohortLN5 8AF · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Nottingham Trent · 49.9 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 · 462 sqft
£15k–£31k
£ per sqft
building cost only
£34–£67
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£3,234–£6,006
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£5,082–£9,702
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 — -£258/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 | 7.06% | -£258 | £55,450 | -21.1% | Low | Feasible |
| Housing-benefit rent | 4.49% | -£577 | £55,450 | -56.6% | Med | Feasible |
| Council lease | 0.00% | -£1,016 | £55,450 | -112.4% | Low | Feasible |
| Refurb & refinance | 7.06% | -£258 | £63,990 | -18.3% | 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
+£378/mo cash flow vs Rent it out if converted to Rent by the room
18.00% Return before costs on price converted vs 7.06% as-is
As-is Rent it out
Monthly profit-£64
Return before costs on price7.06%
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+£378
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 ~1.0% within 100m (1 known HMOs) — below the 10% threshold
- local council HMO approval rate 86% (132 decisions)
1 known HMO within 100 m · ≈1.0% within 100 m vs 10% policy
£30,510–£57,760full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£1,848–£3,234
- Replumb£1,386–£2,772
- Windows£4,620–£8,316
- Paint + decor£3,234–£6,006
- Flooring£5,082–£9,702
Comparables
sold within 0.5 miWide · CV 20.4%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)
1 known HMO within 100 m · ≈1.0% within 100 m vs 10% policy
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodBracebridge Infant and Nursery SchoolPrimary · Academy converter · LN5 8QG
- GoodThe Lincoln Bishop King Church of England Primary SchoolPrimary · Voluntary aided school · LN5 8EU
- GoodThe Priory Academy LSSTSecondary · Academy sponsor led · LN5 8PW
- Not ratedAthena SchoolNot applicable · Community special school · LN5 8EL
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£11,292
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,095
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-£11,713
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
For sale – 7 Robey Court, Robey Street, Lincoln, LN5 8AF
A turnkey student investment with strong, immediate returns.
An excellent opportunity to acquire a two double bedroom ground floor apartment in a well-established student location in Lincoln. This fully let, income-generating property offers a ready-made investment with tenants in situ, making it ideal for landlords seeking a hassle-free addition to their portfolio.
The apartment offers well-proportioned accommodatio…
Floor plans
Nearby active comparables20 rentals
Comparable rentals
LN5 · same beds + typeMedian nearby: £813/mo · 19 of 20 already let-£128 vs our est
- Smith Street - Apartment - 26/27Let2b£290/moMay 2026
- Riverside Drive, Lincoln, LN5Let2b£850/moMay 2026
- Linton Street, Lincoln, LN5Let2b£895/moMay 2026
- 1 Flat D Hermit Street Sincil Bank, L…Let2b£900/moMay 2026
- Gaunt Street, LINCOLNLet2b£800/moMay 2026
- Riverside Drive, LincolnLet2b£950/moMay 2026
- Meridian West, Peel Street, Lincoln,…Let2b£850/moMay 2026
- Brayford Street, LincolnLet2b£1,300/moMay 2026
- Riverside Drive, LincolnLet2b£850/moMay 2026
- The Withams, Newark Road, LincolnLet2b£825/moMay 2026
- 2 Bed // Student Flat // Bills Inc //…Let2b£150/moMay 2026
- Student Flat: 2 Bed // Aug 2026Let2b£155/moMay 2026
- Brayford Street, LINCOLNLet2b£1,375/moMay 2026
- Portland St // 2 Bed Apt // AUG 2026Let2b£160/moMay 2026
- Hamilton Road, Lincoln, LN5Let2b£960/moMay 2026
- All Ensuites // Luxury 2 Bed // Boult…Let2b£165/moMay 2026
- Gated Apartment // 2 Bed // SEPT 2026Let2b£155/moMay 2026
- Princess Street, Lincoln, LN5Let2b£541/moDec 2025
- High Street - En suite Apartment - 26…Let2b£310/moDec 2025
- Robey Court - Student apartment - 26/…2b£300/moDec 2025
Other deals nearby
LN5 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Your Move - Lincoln
About this listing
151 days · ZooplaPrice history
5-year price trend
Monthly profit
−£258
Cash needed
£55K
Return after costs
-5.58%
IRR
-5.74%
Listed 151d ago
Robey Court, Robey Street, Lincoln, Lincolnshire LN5
flat · 2 bed · 1 bath · 462 sqft
£160,000
est £941 · 7.06% gross
Leasehold 241yrEPC C
1 / 7
21/100
Marginal
7.06% — verify the rent + comps locally.
7.06% Return before costs — above-market
Price
£160K
48% above sold comps
Return before costs
7.06%
est rent £941/mo33 comps within 500 mRange £833–£1,063/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: £833–£1,063/mo · n=33
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
-£258
after mortgage, operating costs & tax
Rent in£941/mo gross
£905/mo collected · £36/mo lost to voids
Where it goes
£650Mortgage£513Costs
Outgoings exceed rent — you top up £258/mo
Mortgage£650
Costs£513
Management£94
Maintenance£67
Insurance£20
CapEx reserve£47
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£258
Returns
Return before costs on price7.06%
Cash return on cash-5.58%
Gross margin£392
Cash needed£55,450
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.39
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 | £11,292 | £6,152 | £7,800 | £0 | £0 | -£2,660 | -£2,660 |
| Year 2 | £11,631 | £6,337 | £7,800 | £0 | £0 | -£2,506 | -£5,166 |
| Year 3 | £11,980 | £6,527 | £7,800 | £0 | £0 | -£2,347 | -£7,514 |
| Year 4 | £12,339 | £6,723 | £7,800 | £0 | £0 | -£2,184 | -£9,697 |
| Year 5 | £12,709 | £6,924 | £7,800 | £0 | £0 | -£2,015 | -£11,713 |
Rent by the room upside
What we verified
4206
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining241 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
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 20.4%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-£11,713
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
For sale – 7 Robey Court, Robey Street, Lincoln, LN5 8AF
A turnkey student investment with strong, immediate returns.
An excellent opportunity to acquire a two double bedroom ground floor apartment in a well-established student location in Lincoln. This fully let, income-generating property offers a ready-made investment with tenants in situ, making it ideal for landlords seeking a hassle-free addition to their portfolio.
The apartment offers well-proportioned accommodatio…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice