Skip to main contenthow this is calculated →
Year 5 disposal
⊞ View all 6
0/ 100
Weak
9.27% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 9.27% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC C — MEES compliant
Why to be cautious
- Lease 1 yrs — mortgageability risk
- Monthly profit −£702/mo — heavily negative — needs monthly capital injection
- -17.6% 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
−£702/mo
You top up £702/mo
Price
£115K
Around comparable sold prices
Return · IRR
-17.6%/yr
Loses money over 5 years
Cash to get in
£50K
Deposit + fees + refurb
Return before costs on price 9.27%5-yr return on cash -82%Rent est. £888 (£852–£926)
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: £852–£926/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £28,750
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 (£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
-£702
after mortgage, operating costs & tax
Rent in£888/mo gross
£854/mo collected · £34/mo lost to voids
Where it goes
£467Mortgage£1,089Costs
Outgoings exceed rent — you top up £702/mo
Mortgage£467
Costs£1,089
Management£89
Maintenance£67
Insurance£20
CapEx reserve£44
Voids + council tax£5
Service charge + ground rent£759
Ltd co. accounts£104
Tax—
Shortfall−£702
Returns
Return before costs on price9.27%
Cash return on cash-16.85%
Gross margin-£235
Cash needed£49,989
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.83
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 | £10,656 | £13,065 | £5,606 | £0 | £0 | -£8,016 | -£8,016 |
| Year 2 | £10,976 | £13,457 | £5,606 | £0 | £0 | -£8,088 | -£16,104 |
| Year 3 | £11,305 | £13,861 | £5,606 | £0 | £0 | -£8,162 | -£24,266 |
| Year 4 | £11,644 | £14,277 | £5,606 | £0 | £0 | -£8,239 | -£32,505 |
| Year 5 | £11,993 | £14,705 | £5,606 | £0 | £0 | -£8,318 | -£40,823 |
Disposal gain (gross)-£9,719
CGT£0
Net Disposal proceeds£123,795
What we verified
What we verified
31253 ok · 1 caution · 2 fail · 5 unknown
Legal & planning
Leasehold1 yr
Leaseholdmaterial factsListing extract
Service charge
Annual running cost
£8,807/yr
Service charge ~7.66% of price
£8,807/year on a £115,000 property eats ~10–15% of typical gross yield. Build into the BTL model.
Extracted from listing description · verify with solicitor
Tenure & planning1 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
Verify
Lender impact
No EWS1 / floor info in description. Buildings > 11 m need EWS1 or PAS 9980 — confirm height + status with the agent before offering.
Verify with lender
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 cohortLN4 2TS · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Nottingham Trent · 49.3 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 history0d on marketno cuts yet
Strategy matrix
Rent it out wins — -£702/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 | 9.27% | -£702 | £49,989 | -81.7% | Low | Feasible |
| Housing-benefit rent | 6.24% | -£978 | £49,989 | -115.3% | Med | Feasible |
| Council lease | 0.00% | -£1,417 | £49,989 | -177.2% | Low | Feasible |
| Refurb & refinance | 9.27% | -£702 | £60,045 | -68.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£950 | £137,820 | -2% | 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
25.04% Return before costs on price converted vs 9.27% as-is
As-is Rent it out
Monthly profit+£56
Return before costs on price9.27%
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+£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
£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 17.9%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodBracebridge Heath St John's Primary AcademyPrimary · Academy converter · LN4 2LD
- GoodNocton Community Primary SchoolPrimary · Community school · LN4 2BJ
- Not ratedDunston St Peter's Church of England Primary SchoolPrimary · Voluntary controlled school · LN4 2EH
- Not ratedThe Potterhanworth Church of England Primary SchoolPrimary · Voluntary controlled school · LN4 2DT
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£10,656
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£8,425
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-£40,823
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
A spacious and well presented two bedroom apartment situated within the popular over-55s development of Minster Court in Bracebridge Heath. Designed to offer independent living with additional peace of mind, Minster Court benefits from 24-hour on-site staff and emergency assistance, emergency pull cords, weekly apartment cleaning, beautifully maintained communal gardens, residents’ parking, lift access, communal lounge and dining facilities, a guest suite, laundry facilities,…
Floor plans
Listing metazoopla · Newton Fallowell
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£702
Cash needed
£50K
Return after costs
-16.85%
IRR
-17.63%
Minster Court, Bracebridge Heath LN4
flat · 2 bed · 1 bath
£115,000
est £888 · 9.27% gross
Leasehold 1yrEPC C
1 / 6
0/100
Marginal
9.27% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.27% Return before costs — above-market
Lease 1 yrs — mortgage risk
Price
£115K
2% above sold comps
Return before costs
9.27%
est rent £888/monot enough comparablesRange £852–£926/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
C
Energy rating
Deal flags1 issue
Short lease — 1 yrs
Most lenders refuse below 60 yrs; extension cost likely £20k+
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: £852–£926/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £28,750
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 (£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
-£702
after mortgage, operating costs & tax
Rent in£888/mo gross
£854/mo collected · £34/mo lost to voids
Where it goes
£467Mortgage£1,089Costs
Outgoings exceed rent — you top up £702/mo
Mortgage£467
Costs£1,089
Management£89
Maintenance£67
Insurance£20
CapEx reserve£44
Voids + council tax£5
Service charge + ground rent£759
Ltd co. accounts£104
Tax—
Shortfall−£702
Returns
Return before costs on price9.27%
Cash return on cash-16.85%
Gross margin-£235
Cash needed£49,989
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.83
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £10,656 | £13,065 | £5,606 | £0 | £0 | -£8,016 | -£8,016 |
| Year 2 | £10,976 | £13,457 | £5,606 | £0 | £0 | -£8,088 | -£16,104 |
| Year 3 | £11,305 | £13,861 | £5,606 | £0 | £0 | -£8,162 | -£24,266 |
| Year 4 | £11,644 | £14,277 | £5,606 | £0 | £0 | -£8,239 | -£32,505 |
| Year 5 | £11,993 | £14,705 | £5,606 | £0 | £0 | -£8,318 | -£40,823 |
Rent by the room upside
What we verified
3316
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining1 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£8,806.56/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 17.9%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,121
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£40,823
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
A spacious and well presented two bedroom apartment situated within the popular over-55s development of Minster Court in Bracebridge Heath. Designed to offer independent living with additional peace of mind, Minster Court benefits from 24-hour on-site staff and emergency assistance, emergency pull cords, weekly apartment cleaning, beautifully maintained communal gardens, residents’ parking, lift access, communal lounge and dining facilities, a guest suite, laundry facilities,…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice