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Year 5 disposal
BMV -7%
⊞ View all 16
59/ 100
Caution
Real 9.05% return before costs but flagged risks need pricing in.
Why it works
- 9.05% return before costs — above-market
- Priced below market -7% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (104 yrs) — no short-lease drag
Why to be cautious
- Monthly profit −£116/mo — mildly negative — equity build may cover
- -2.6% 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
−£116/mo
You top up £116/mo
Price vs market
Below market value
-7% vs 12 sold · interior unseen
Return · IRR
-2.6%/yr
Loses money over 5 years
Cash left in
£43K
Stays in after refinancing at value
Price £115KCash to buy £50KReturn before costs on price 9.05%5-yr return on cash -7%Rent est. £867 (£805–£934)
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
Buy-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: £805–£934/mo · n=66
Financing
DepositYour cash in — the rest is the mortgage25% · £28,750
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £86,250 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
-£116
after mortgage, operating costs & tax
Rent in£867/mo gross
£834/mo collected · £33/mo lost to voids
Where it goes
£449Mortgage£500Costs
Outgoings exceed rent — you top up £116/mo
Mortgage£449
Costs£500
Management£87
Maintenance£67
Insurance£20
CapEx reserve£43
Voids + council tax£5
Service charge + ground rent£174
Ltd co. accounts£104
Tax—
Shortfall−£116
Returns
Return before costs on price9.05%
Cash return on cash-2.78%
Gross margin£334
Cash needed£49,989
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.78
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 | £10,404 | £6,001 | £5,391 | £0 | £0 | -£988 | -£988 |
| Year 2 | £10,716 | £6,181 | £5,391 | £0 | £0 | -£856 | -£1,843 |
| Year 3 | £11,038 | £6,367 | £5,391 | £0 | £0 | -£720 | -£2,563 |
| Year 4 | £11,369 | £6,558 | £5,391 | £0 | £0 | -£579 | -£3,142 |
| Year 5 | £11,710 | £6,754 | £5,391 | £0 | £0 | -£435 | -£3,578 |
Disposal gain (gross)-£9,719
CGT£0
Net Disposal proceeds£123,795
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
Leasehold104 yr
Tenure & planning104 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
Critical
Lender impact
Top-floor / penthouse listing — building almost certainly > 11 m. Must have EWS1 or PAS 9980 to be mortgageable; verify with vendor.
Most lenders refuse
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 7PB · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Nottingham Trent · 50.3 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 · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,670–£10,530
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,910–£17,010
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history57d on marketno cuts yet
Strategy matrix
Rent it out wins — -£116/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 | 9.05% | -£116 | £49,989 | -7.2% | Low | Feasible |
| Housing-benefit rent | 6.51% | -£354 | £49,989 | -35.7% | Med | Feasible |
| Council lease | 0.00% | -£814 | £49,989 | -100.5% | Low | Feasible |
| Refurb & refinance | 9.05% | -£116 | £60,045 | -6.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£365 | £137,820 | 0% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
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
+£415/mo cash flow vs Rent it out if converted to Rent by the room
25.04% Return before costs on price converted vs 9.05% as-is
As-is Rent it out
Monthly profit+£42
Return before costs on price9.05%
Cash needed£40,648
If converted to Rent by the room
Monthly profit+£456
Return before costs on price25.04%
Cash needed£56,648
Δ vs Rent it out Monthly profit+£415
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
£36,646–£69,000full refurb + room split
⚠️ Capped at 60% of £115,000 asking (£69,000). Raw model: £42,690–£80,380. Verify with a surveyor before offering.
What's in this cost
- Kitchen£7,417–£14,834
- 1 × bathroom£4,893–£8,971
- Rewire£2,781–£4,867
- Replumb£2,086–£4,172
- Windows£6,953–£12,516
- Paint + decor£4,867–£9,039
- Flooring£7,649–£14,602
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£10,404
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,388
Exit costs
Projected sale price (5y · 2%/yr growth)£126,969
Capital gain (pre-CGT)£11,969
Sale costs (~2.5%)£3,174
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-£3,578
Rates as of Oct 2024
Acquisition costs
£49,989cash neededPurchase price£115,000
Deposit (25%)£28,750
Stamp duty+5% additional-property surcharge£5,750
Refurb£10,764
Legal + survey£2,000
Mortgage fees£2,725
Total cash neededdeposit + costs (loan covers the rest)£49,989
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Summary Situated within the ever popular Lincoln City Centre and boasting river views to the front is this well presented two bedroom apartment, enjoying no onward chain, 20ft lounge, double bedrooms, allocated parking and local access to a wealth of amenities and transport links!
Description attention investors & first time buyers A well presented and particularly spacious two bedroom top floor block end apartment, conveniently situated near to the ever popular and histor…
Floor plans
Listing metazoopla · William H Brown - Lincoln
About this listing
57 days · ZooplaPrice history
5-year price trend
Monthly profit
−£116
Cash needed
£50K
Return after costs
-2.78%
IRR
-2.65%
Listed 57d ago
Riverside Drive, Lincoln LN5
flat · 2 bed · 1 bath
£115,000
est £867 · 9.05% gross
Leasehold 104yrEPC C
Priced below market
1 / 16
59/100
Caution
Real 9.05% — fundamentals work.
Priced below market -7% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.05% Return before costs — above-market
Price
£115K
7% below sold comps
Return before costs
9.05%
est rent £867/mo66 comps within 500 mRange £805–£934/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
C
Energy rating
Run the numbers
What-if calculator
Buy-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: £805–£934/mo · n=66
Financing
DepositYour cash in — the rest is the mortgage25% · £28,750
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £86,250 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
-£116
after mortgage, operating costs & tax
Rent in£867/mo gross
£834/mo collected · £33/mo lost to voids
Where it goes
£449Mortgage£500Costs
Outgoings exceed rent — you top up £116/mo
Mortgage£449
Costs£500
Management£87
Maintenance£67
Insurance£20
CapEx reserve£43
Voids + council tax£5
Service charge + ground rent£174
Ltd co. accounts£104
Tax—
Shortfall−£116
Returns
Return before costs on price9.05%
Cash return on cash-2.78%
Gross margin£334
Cash needed£49,989
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.78
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 | £10,404 | £6,001 | £5,391 | £0 | £0 | -£988 | -£988 |
| Year 2 | £10,716 | £6,181 | £5,391 | £0 | £0 | -£856 | -£1,843 |
| Year 3 | £11,038 | £6,367 | £5,391 | £0 | £0 | -£720 | -£2,563 |
| Year 4 | £11,369 | £6,558 | £5,391 | £0 | £0 | -£579 | -£3,142 |
| Year 5 | £11,710 | £6,754 | £5,391 | £0 | £0 | -£435 | -£3,578 |
Rent by the room upside
What we verified
6206
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining104 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£1,767/yr
Ground rentDoubling clauses kill mortgageability£318/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£1,078
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£3,578
Acquisition costs
25% deposit£28,750
Stamp duty£5,750
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£2,725
Cash needed£49,989
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 Situated within the ever popular Lincoln City Centre and boasting river views to the front is this well presented two bedroom apartment, enjoying no onward chain, 20ft lounge, double bedrooms, allocated parking and local access to a wealth of amenities and transport links!
Description attention investors & first time buyers A well presented and particularly spacious two bedroom top floor block end apartment, conveniently situated near to the ever popular and histor…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice