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Year 5 disposal
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Weak
4.23% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£341/mo — significantly negative — real recurring drain
- -6.2% 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
−£341/mo
You top up £341/mo
Price
£135K
No local sold comps to compare
Return · IRR
-6.2%/yr
Loses money over 5 years
Cash to get in
£65K
Deposit + fees + refurb
Return before costs on price 4.23%5-yr return on cash -29%Rent est. £476 (£423–£536)
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: £423–£536/mo · n=10
Financing
DepositYour cash in — the rest is the mortgage25% · £33,750
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 (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £101,250 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£341
after mortgage, operating costs & tax
Rent in£476/mo gross
£458/mo collected · £18/mo lost to voids
Where it goes
£548Mortgage£250Costs
Outgoings exceed rent — you top up £341/mo
Mortgage£548
Costs£250
Management£48
Maintenance£50
Insurance£20
CapEx reserve£24
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£341
Returns
Return before costs on price4.23%
Cash return on cash-6.31%
Gross margin£207
Cash needed£64,883
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.83
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 | £5,712 | £3,005 | £6,581 | £0 | £0 | -£3,875 | -£3,875 |
| Year 2 | £5,883 | £3,095 | £6,581 | £0 | £0 | -£3,793 | -£7,668 |
| Year 3 | £6,060 | £3,188 | £6,581 | £0 | £0 | -£3,710 | -£11,378 |
| Year 4 | £6,242 | £3,284 | £6,581 | £0 | £0 | -£3,624 | -£15,001 |
| Year 5 | £6,429 | £3,382 | £6,581 | £0 | £0 | -£3,535 | -£18,536 |
Disposal gain (gross)-£17,783
CGT£0
Net Disposal proceeds£145,325
What we verified
What we verified
51065 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Conversion approvability
Per-property planning assessment
Likely approvable86% likely
Confidence: medium
- 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)
- NO licensed-HMO register published by this council — the count below reflects granted planning decisions only and materially understates actual HMO density
Rent by the room concentration nearby
≈1.0% within 100 m vs 10% policy
1 known HMO within 100 m
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
Rates as of May 2026
Building condition
Energy ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
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 profileFamily let
Tenant profilelikely cohortLN5 7QE · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Nottingham Trent · 50.1 km
Reason
4-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
4-bed · 1-bath · 1170 sqft
£28k–£55k
£ per sqft
building cost only
£24–£47
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£8,190–£15,210
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,870–£24,570
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Check council
The council's HMO page lists the current mandatory fee plus any additional / selective scheme that catches smaller HMOs.
Mandatory licensing applies to 5+ sharer HMOs (Housing Act 2004)
Find council HMO page →Price & sale history0d on marketno cuts yet
Strategy matrix
Rent by the room wins — +£95/mo · £436/mo ahead of Rent it out (after room-conversion)
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 4.23% | -£341 | £64,883 | -28.6% | Low | Feasible |
| Housing-benefit rent | 4.23% | -£374 | £64,883 | -30.0% | Med | Feasible |
| Council lease | 0.00% | -£723 | £64,883 | -67.8% | Low | Feasible |
| Refurb & refinance | 4.23% | -£341 | £79,416 | -23.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£174 | £170,891 | -4% | Med | Feasible |
| ⭐ Rent by the room | 17.53% | +£95 | £64,883 | 24.0% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Lincoln · cap £922/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Lincoln
- LHA monthly cap:
- £922
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
+£737/mo cash flow vs Rent it out if converted to Rent by the room
21.33% Return before costs on price converted vs 4.23% as-is
As-is Rent it out
Monthly profit-£344
Return before costs on price4.23%
Cash needed£45,648
If converted to Rent by the room
Monthly profit+£393
Return before costs on price21.33%
Cash needed£61,648
Δ vs Rent it out Monthly profit+£737
Show conversion detail
Conversion cost estimate
£30,000
Range: £24,000 – £38,000
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
£43,154–£81,000full refurb + room split
⚠️ Capped at 60% of £135,000 asking (£81,000). Raw model: £55,290–£103,780. Verify with a surveyor before offering.
What's in this cost
- Kitchen£6,743–£13,487
- 1 × bathroom£4,449–£8,156
- Rewire£3,653–£6,392
- Replumb£2,740–£5,479
- Windows£9,132–£16,437
- Paint + decor£6,392–£11,871
- Flooring£10,045–£19,177
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
Local HMO policy & concentration
1 known HMO within 100 m · ≈1.0% 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£5,712
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£4,094
Exit costs
Projected sale price (5y · 2%/yr growth)£149,051
Capital gain (pre-CGT)£14,051
Sale costs (~2.5%)£3,726
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-£18,536
Rates as of Oct 2024
Acquisition costs
£64,883cash neededPurchase price£135,000
Deposit (25%)£33,750
Stamp duty+5% additional-property surcharge£6,950
Refurb£19,458
Legal + survey£1,700
Mortgage fees£3,025
Total cash neededdeposit + costs (loan covers the rest)£64,883
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
This well-presented four-bedroom mid-terraced property offers generous and versatile living accommodation, ideal for families or investors alike. The home combines spacious interiors with practical design throughout.
The ground floor features a bright and welcoming living room/fourth bedroom, and a well-proportioned kitchen and dining area, perfect for both everyday living and entertaining. Upstairs, the property boasts three good-sized bedrooms, offering flexibility for hom…
Floor plans
Listing metazoopla · Bairstow Eves - Lincoln Sales
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£341
Cash needed
£65K
Return after costs
-6.31%
IRR
-6.17%
Foster Street, Lincoln, Lincolnshire LN5
terraced · 4 bed · 1 bath
£135,000
est £476 · 4.23% gross
EPC D
1 / 17
0/100
Marginal
4.23% — verify the rent + comps locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£135K
Return before costs
4.23%
est rent £476/monot enough comparablesRange £423–£536/mo (Q1–Q3)
Bedrooms
4
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
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: £423–£536/mo · n=10
Financing
DepositYour cash in — the rest is the mortgage25% · £33,750
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 (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £101,250 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£341
after mortgage, operating costs & tax
Rent in£476/mo gross
£458/mo collected · £18/mo lost to voids
Where it goes
£548Mortgage£250Costs
Outgoings exceed rent — you top up £341/mo
Mortgage£548
Costs£250
Management£48
Maintenance£50
Insurance£20
CapEx reserve£24
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£341
Returns
Return before costs on price4.23%
Cash return on cash-6.31%
Gross margin£207
Cash needed£64,883
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.83
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Lincoln · cap £922/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Lincoln
- LHA monthly cap:
- £922
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 | £5,712 | £3,005 | £6,581 | £0 | £0 | -£3,875 | -£3,875 |
| Year 2 | £5,883 | £3,095 | £6,581 | £0 | £0 | -£3,793 | -£7,668 |
| Year 3 | £6,060 | £3,188 | £6,581 | £0 | £0 | -£3,710 | -£11,378 |
| Year 4 | £6,242 | £3,284 | £6,581 | £0 | £0 | -£3,624 | -£15,001 |
| Year 5 | £6,429 | £3,382 | £6,581 | £0 | £0 | -£3,535 | -£18,536 |
Rent by the room upside
What we verified
5106
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
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
Area▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,316
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£18,536
Acquisition costs
25% deposit£33,750
Stamp duty£6,950
Refurb£19,458
Legal + survey£1,700
Mortgage + broker£3,025
Cash needed£64,883
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
This well-presented four-bedroom mid-terraced property offers generous and versatile living accommodation, ideal for families or investors alike. The home combines spacious interiors with practical design throughout.
The ground floor features a bright and welcoming living room/fourth bedroom, and a well-proportioned kitchen and dining area, perfect for both everyday living and entertaining. Upstairs, the property boasts three good-sized bedrooms, offering flexibility for hom…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice