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Year 5 disposal
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29/ 100
Weak
6.51% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Tenanted in situ — instant Monthly profit from completion
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£122/mo — mildly negative — equity build may cover
- -1.9% 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
−£122/mo
You top up £122/mo
Price
£170K
No local sold comps to compare
Return · IRR
-1.9%/yr
Loses money over 5 years
Cash to get in
£67K
Deposit + fees + refurb
Return before costs on price 6.51%5-yr return on cash -4%Rent est. £922 (£865–£983)
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: £865–£983/mo · n=15
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 (£7,169–£13,383 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£122
after mortgage, operating costs & tax
Rent in£922/mo gross
£887/mo collected · £35/mo lost to voids
Where it goes
£691Mortgage£318Costs
Outgoings exceed rent — you top up £122/mo
Mortgage£691
Costs£318
Management£92
Maintenance£50
Insurance£20
CapEx reserve£46
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£122
Returns
Return before costs on price6.51%
Cash return on cash-2.19%
Gross margin£569
Cash needed£66,709
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.28
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 | £11,064 | £3,815 | £8,288 | £0 | £0 | -£1,038 | -£1,038 |
| Year 2 | £11,396 | £3,929 | £8,288 | £0 | £0 | -£821 | -£1,859 |
| Year 3 | £11,738 | £4,047 | £8,288 | £0 | £0 | -£597 | -£2,455 |
| Year 4 | £12,090 | £4,168 | £8,288 | £0 | £0 | -£366 | -£2,821 |
| Year 5 | £12,453 | £4,293 | £8,288 | £0 | £0 | -£128 | -£2,949 |
Disposal gain (gross)-£7,658
CGT£0
Net Disposal proceeds£183,001
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
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
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 cohortLN6 9FQ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Nottingham Trent · 44.2 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 · 603 sqft
£18k–£36k
£ per sqft
building cost only
£30–£59
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,221–£7,839
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,633–£12,663
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history0d on marketno cuts yet
Strategy matrix
Rent it out wins — -£122/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 | 6.51% | -£122 | £66,709 | -4.4% | Low | Feasible |
| Housing-benefit rent | 4.22% | -£425 | £66,709 | -32.4% | Med | Feasible |
| Council lease | 0.00% | -£865 | £66,709 | -78.8% | Low | Feasible |
| Refurb & refinance | 6.51% | -£122 | £79,033 | -3.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£174 | £194,483 | 5% | 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
+£401/mo cash flow vs Rent it out if converted to Rent by the room
16.94% Return before costs on price converted vs 6.51% as-is
As-is Rent it out
Monthly profit-£119
Return before costs on price6.51%
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+£401
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
£35,445–£66,925full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£2,412–£4,221
- Replumb£1,809–£3,618
- Windows£6,030–£10,854
- Paint + decor£4,221–£7,839
- Flooring£6,633–£12,663
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- OutstandingWitham St Hughs AcademyPrimary · Academy converter · LN6 9WF
- GoodSwinderby All Saints Church of England Primary SchoolPrimary · Voluntary controlled school · LN6 9LU
- GoodThe North Hykeham All Saints Church of England Primary SchoolPrimary · Voluntary controlled school · LN6 9AB
- Not ratedKisimul SchoolNot applicable · Other independent special school · LN6 9LU
- Not ratedWitham Prospect SchoolNot applicable · Other independent special school · LN6 9JR
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£11,064
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,464
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-£2,949
Rates as of Oct 2024
Acquisition costs
£66,709cash neededPurchase price£170,000
Deposit (25%)£42,500
Stamp duty+5% additional-property surcharge£9,400
Refurb£9,559
Legal + survey£1,700
Mortgage fees£3,550
Total cash neededdeposit + costs (loan covers the rest)£66,709
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
*Investor Buyers Only - Tenant In Situ*
This well-presented two-bedroom home offers comfortable, practical living space with the added benefit of allocated parking and a secure, low-maintenance garden – perfect for busy professionals or those wanting manageable outdoor space without the upkeep.
A versatile property combining affordability, practicality, and investment appeal.
Description
*Investor Buyers Only - Tenant In Situ*
This well-presented two-bedroom home offers…
Floor plans
Listing metazoopla · Martin & Co Lincoln
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£122
Cash needed
£67K
Return after costs
-2.19%
IRR
-1.93%
Arvina Close, North Hykeham, Lincoln LN6
terraced · 2 bed · 1 bath · 603 sqft
£170,000
est £922 · 6.51% gross
EPC C
1 / 12
29/100
Marginal
6.51% — verify the rent + comps locally.
6.51% Return before costs — around the area average for this property type.
Monthly profit −£122/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating C — Min. energy standard 2030 compliant.
Price
£170K
Return before costs
6.51%
est rent £922/monot enough comparablesRange £865–£983/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: £865–£983/mo · n=15
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 (£7,169–£13,383 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£122
after mortgage, operating costs & tax
Rent in£922/mo gross
£887/mo collected · £35/mo lost to voids
Where it goes
£691Mortgage£318Costs
Outgoings exceed rent — you top up £122/mo
Mortgage£691
Costs£318
Management£92
Maintenance£50
Insurance£20
CapEx reserve£46
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£122
Returns
Return before costs on price6.51%
Cash return on cash-2.19%
Gross margin£569
Cash needed£66,709
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.28
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 | £11,064 | £3,815 | £8,288 | £0 | £0 | -£1,038 | -£1,038 |
| Year 2 | £11,396 | £3,929 | £8,288 | £0 | £0 | -£821 | -£1,859 |
| Year 3 | £11,738 | £4,047 | £8,288 | £0 | £0 | -£597 | -£2,455 |
| Year 4 | £12,090 | £4,168 | £8,288 | £0 | £0 | -£366 | -£2,821 |
| Year 5 | £12,453 | £4,293 | £8,288 | £0 | £0 | -£128 | -£2,949 |
Rent by the room upside
What we verified
5206
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
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
TenantMonthly profit from day oneIn situ
Comparables
sold within 0.5 miLoading 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-£2,949
Acquisition costs
25% deposit£42,500
Stamp duty£9,400
Refurb£9,559
Legal + survey£1,700
Mortgage + broker£3,550
Cash needed£66,709
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
*Investor Buyers Only - Tenant In Situ*
This well-presented two-bedroom home offers comfortable, practical living space with the added benefit of allocated parking and a secure, low-maintenance garden – perfect for busy professionals or those wanting manageable outdoor space without the upkeep.
A versatile property combining affordability, practicality, and investment appeal.
Description
*Investor Buyers Only - Tenant In Situ*
This well-presented two-bedroom home offers…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice