-1.5% 5y IRR — capital outlay disproportionate to returns
No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£90/mo
You top up £90/mo
Price vs market
Below market value
-17% vs 12 sold · interior unseen
Return · IRR
-1.5%/yr
Loses money over 5 years
Cash left in
£38K
Stays in after refinancing at value
Price £145KCash to buy £60KReturn before costson price6.92%5-yr return on cash -3%Rent est. £836 (£850–£822)
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).
Listing seen …
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
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: £850–£822/mo · n=34
Financing
DepositYour cash in — the rest is the mortgage25% · £36,250
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
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 (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £108,750 loan + £1,000 booking fee
Cladding safety certificateNot stated on the listingHeritageNot 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.
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 history49d on marketno cuts yet
Strategy matrix
Compare 7 strategies side-by-side · best shown with ⭐
⭐Rent it out wins — -£90/mo · level with Refurb & refinance
Strategy
Return before costson price
Monthly profit
Cash needed
5y Return on your cashon cash
Risk
Feasibility
⭐ Rent it out
6.92%
-£90
£59,539
-2.6%
Low
Feasible
Housing-benefit rent
4.95%
-£324
£59,539
-26.0%
Med
Feasible
Council lease
0.00%
-£763
£59,539
-78.0%
Low
Feasible
Refurb & refinance
6.92%
-£90
£71,095
-2.2%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£174
£169,420
3%
Med
Feasible
Rent by the room
—
—
—
—
—
Disabledneeds 3+ beds
Housing-benefit (LHA) scheme detailBRMA Lincoln · cap £598/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
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 impactLocal lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
As-is Rent it out vs converted Rent by the room
+£452/mo cash flow vs Rent it out if converted to Rent by the room
19.86% Return before costs on price converted vs 6.92% as-is
As-is Rent it out
Monthly profit-£91
Return before costson price6.92%
Cash needed£48,148
If converted to Rent by the room
Monthly profit+£361
Return before costson price19.86%
Cash needed£64,148
Δ vs Rent it outMonthly profit+£452
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
£42,690–£80,380full refurb + room split
What's in this cost
Kitchen£8,640–£17,280
1 × bathroom£5,700–£10,450
Rewire£3,240–£5,670
Replumb£2,430–£4,860
Windows£8,100–£14,580
Paint + decor£5,670–£10,530
Flooring£8,910–£17,010
Comparables
sold within 0.5 mi
Wide · CV 16.6%Med confidence
Loading nearby sold…
Location & area intelligence
Transport 100 / 100
Loading map…
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 & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
St Peter and St Paul, Catholic Voluntary Academy
Secondary · Academy converter · LN6 7SX
Requires improvement
The Priory Witham Academy
All-through · Academy sponsor led · LN6 7DT
Not rated
University of Lincoln
Not applicable · Higher education institutions · LN6 7TS
Not rated
Sir Francis Hill Community Primary School
Primary · Community school · LN6 7UE
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
-£1,082/yr kept
Annual gross rent£10,032
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profitannual-£1,082
Exit costs
-£1,530 after CGT
Projected sale price (5y · 2%/yr growth)£160,092
Capital gain (pre-CGT)£15,092
Sale costs (~2.5%)£4,002
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 profitafter CGT-£1,530
Rates as of Oct 2024
Acquisition costs
£59,539cash needed
Purchase price£145,000
Deposit (25%)£36,250
Stamp duty+5% additional-property surcharge£7,650
Refurb£10,764
Legal + survey£1,700
Mortgage fees£3,175
Total cash neededdeposit + costs (loan covers the rest)£59,539
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Pygott and Crone are delighted to present this well-maintained two bedroom home, pleasantly positioned within a desirable cul-de-sac and offered for sale with No Onward Chain.
Ready to move straight into, this property represents an ideal opportunity for first-time buyers, downsizers or investors alike. The accommodation briefly comprises an entrance porch and hallway, fitted kitchen, spacious lounge/diner, two bedrooms and a family bathroom.
Priced below market -17% vs 12 nearby sold (last 12 mo)
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£145K
17% below sold comps
Return before costs
6.92%
est rent £836/monot enough comparables
Bedrooms
2
1 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
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: £850–£822/mo · n=34
Financing
DepositYour cash in — the rest is the mortgage25% · £36,250
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
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 (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £108,750 loan + £1,000 booking fee
Housing-benefit (LHA) scheme detailBRMA Lincoln · cap £598/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
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
£10,032
£3,659
£7,069
£0
£0
-£696
-£696
Year 2
£10,333
£3,769
£7,069
£0
£0
-£505
-£1,201
Year 3
£10,643
£3,882
£7,069
£0
£0
-£308
-£1,509
Year 4
£10,962
£3,999
£7,069
£0
£0
-£105
-£1,614
Year 5
£11,291
£4,119
£7,069
£0
£20
£84
-£1,530
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)2 bd
If converted
Gross Rent by the room yield—
What we verified
12 total
3306
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
EPC~£3,000–£7,000 to upgrade to CD
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Area3▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 mi
Wide · CV 16.6%Med confidence
Loading nearby sold…
Location & transport
Score 100/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,414
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£1,530
Acquisition costs
£60K
25% deposit£36,250
Stamp duty£7,650
Refurb£10,764
Legal + survey£1,700
Mortgage + broker£3,175
Cash needed£59,539
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyZoopla
Pygott and Crone are delighted to present this well-maintained two bedroom home, pleasantly positioned within a desirable cul-de-sac and offered for sale with No Onward Chain.
Ready to move straight into, this property represents an ideal opportunity for first-time buyers, downsizers or investors alike. The accommodation briefly comprises an entrance porch and hallway, fitted kitchen, spacious lounge/diner, two bedrooms and a family bathroom.