-2.8% 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
−£114/mo
You top up £114/mo
Price
£108K
No local sold comps to compare
Return · IRR
-2.8%/yr
Loses money over 5 years
Cash to get in
£48K
Deposit + fees + refurb
Return before costson price9.53%5-yr return on cash -7%Rent est. £858 (£842–£874)
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: £842–£874/mo · n=45
Financing
DepositYour cash in — the rest is the mortgage25% · £27,000
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 (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £81,000 loan + £1,000 booking fee
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 history29d on marketno cuts yet
Strategy matrix
Compare 7 strategies side-by-side · best shown with ⭐
⭐Rent it out wins — -£114/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
9.53%
-£114
£47,784
-7.4%
Low
Feasible
Housing-benefit rent
6.64%
-£365
£47,784
-39.2%
Med
Feasible
Council lease
0.00%
-£805
£47,784
-103.9%
Low
Feasible
Refurb & refinance
9.53%
-£114
£57,490
-6.1%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£366
£130,470
-1%
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
+£421/mo cash flow vs Rent it out if converted to Rent by the room
26.67% Return before costs on price converted vs 9.53% as-is
As-is Rent it out
Monthly profit+£58
Return before costson price9.53%
Cash needed£38,898
If converted to Rent by the room
Monthly profit+£479
Return before costson price26.67%
Cash needed£54,898
Δ vs Rent it outMonthly profit+£421
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
£34,415–£64,800full refurb + room split
⚠️ Capped at 60% of £108,000 asking (£64,800). Raw model: £42,690–£80,380. Verify with a surveyor before offering.
What's in this cost
Kitchen£6,965–£13,931
1 × bathroom£4,595–£8,424
Rewire£2,612–£4,571
Replumb£1,959–£3,918
Windows£6,530–£11,754
Paint + decor£4,571–£8,489
Flooring£7,183–£13,713
Comparables
sold within 0.5 mi
Wide · CV 20.4%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
Bracebridge Infant and Nursery School
Primary · Academy converter · LN5 8QG
Good
The Lincoln Bishop King Church of England Primary School
Primary · Voluntary aided school · LN5 8EU
Good
The Priory Academy LSST
Secondary · Academy sponsor led · LN5 8PW
Good
Athena School
Not applicable · Community special school · LN5 8EL
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
-£1,368/yr kept
Annual gross rent£10,296
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profitannual-£1,368
Exit costs
-£3,532 after CGT
Projected sale price (5y · 2%/yr growth)£119,241
Capital gain (pre-CGT)£11,241
Sale costs (~2.5%)£2,981
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-£3,532
Rates as of Oct 2024
Acquisition costs
£47,784cash needed
Purchase price£108,000
Deposit (25%)£27,000
Stamp duty+5% additional-property surcharge£5,400
Refurb£10,764
Legal + survey£2,000
Mortgage fees£2,620
Total cash neededdeposit + costs (loan covers the rest)£47,784
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Beech Court provides an ideal opportunity for first-time buyers, professionals, downsizers or investors. The property combines comfortable apartment living with a convenient location close to the amenities and attractions Lincoln has to offer.
It is a well-presented two-bedroom apartment situated in a well connected part of Lincoln, offering well-proportioned and open plan accommodation together with the valuable benefit of an allocated parking space.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.53% Return before costs — above-market
Lease 98 yrs — extend before exit
Price
£108K
at sold-comp median
Return before costs
9.53%
est rent £858/monot enough comparablesRange £842–£874/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
C
Energy rating
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: £842–£874/mo · n=45
Financing
DepositYour cash in — the rest is the mortgage25% · £27,000
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 (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £81,000 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
£10,296
£6,003
£5,265
£0
£0
-£972
-£972
Year 2
£10,605
£6,183
£5,265
£0
£0
-£843
-£1,815
Year 3
£10,923
£6,368
£5,265
£0
£0
-£710
-£2,525
Year 4
£11,251
£6,560
£5,265
£0
£0
-£574
-£3,099
Year 5
£11,588
£6,756
£5,265
£0
£0
-£433
-£3,532
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
TenureLeasehold years remaining98 yr
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
EPCEnergy efficiency ratingC
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 20.4%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£1,053
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£3,532
Acquisition costs
£48K
25% deposit£27,000
Stamp duty£5,400
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£2,620
Cash needed£47,784
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyZoopla
Beech Court provides an ideal opportunity for first-time buyers, professionals, downsizers or investors. The property combines comfortable apartment living with a convenient location close to the amenities and attractions Lincoln has to offer.
It is a well-presented two-bedroom apartment situated in a well connected part of Lincoln, offering well-proportioned and open plan accommodation together with the valuable benefit of an allocated parking space.