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Year 5 disposal
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36/ 100
Weak
7.60% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.60% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Monthly profit −£17/mo — mildly negative — equity build may cover
- -0.3% 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.
- EPC band not stated — verify the certificate before offering (2030 MEES minimum is band C).
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£17/mo
You top up £17/mo
Price vs market
Above comparable sales
+19% vs 12 sold
Return · IRR
-0.3%/yr
Loses money over 5 years
Cash to get in
£52K
Deposit + fees + refurb
Price £150KReturn before costs on price 7.60%5-yr return on cash 5%Rent est. £950 (£906–£996)
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: £906–£996/mo · n=61
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £112,500 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
-£17
after mortgage, operating costs & tax
Rent in£950/mo gross
£913/mo collected · £37/mo lost to voids
Where it goes
£609Mortgage£322Costs
Outgoings exceed rent — you top up £17/mo
Mortgage£609
Costs£322
Management£95
Maintenance£50
Insurance£20
CapEx reserve£48
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£17
Returns
Return before costs on price7.60%
Cash return on cash-0.40%
Gross margin£592
Cash needed£51,800
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.50
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 | £11,400 | £3,859 | £7,313 | £0 | £44 | £185 | £185 |
| Year 2 | £11,742 | £3,974 | £7,313 | £0 | £86 | £369 | £554 |
| Year 3 | £12,094 | £4,093 | £7,313 | £0 | £131 | £557 | £1,112 |
| Year 4 | £12,457 | £4,216 | £7,313 | £0 | £176 | £752 | £1,864 |
| Year 5 | £12,831 | £4,343 | £7,313 | £0 | £223 | £953 | £2,816 |
Disposal gain (gross)£422
CGT£80
Net Disposal proceeds£161,392
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 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: low
- 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)
- NO HMO concentration data for this council: neither a licensed register nor granted change-of-use decisions nearby. This is ABSENCE OF DATA, not absence of HMOs — verify with the council before relying on it
Rent by the room concentration nearby
≈0.0% within 100 m vs 10% policy
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 ratingUnknown
EPC& 2030 deadlineEPC register
EPC band not available in the listing. The 2030 MEES minimum is band C — verify the certificate before offering.
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 8LB · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Nottingham Trent · 50.1 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
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
3-bed · 1-bath · 990 sqft
£25k–£49k
£ per sqft
building cost only
£25–£49
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,930–£12,870
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,890–£20,790
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 it out wins — -£17/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 | 7.60% | -£17 | £51,800 | 5.4% | Low | Feasible |
| Housing-benefit rent | 5.38% | -£286 | £51,800 | -24.5% | Med | Feasible |
| Council lease | 0.00% | -£784 | £51,800 | -92.0% | Low | Feasible |
| Refurb & refinance | 7.60% | -£17 | £59,840 | 4.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£174 | £161,590 | 9% | Med | Feasible |
| Rent by the room | 11.83% | -£172 | £51,800 | -2.7% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Lincoln · cap £673/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Lincoln
- LHA monthly cap:
- £673
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
+£364/mo cash flow vs Rent it out if converted to Rent by the room
19.20% Return before costs on price converted vs 7.60% as-is
As-is Rent it out
Monthly profit-£18
Return before costs on price7.60%
Cash needed£49,398
If converted to Rent by the room
Monthly profit+£346
Return before costs on price19.20%
Cash needed£65,398
Δ vs Rent it out Monthly profit+£364
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
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
£47,883–£90,000full refurb + room split
⚠️ Capped at 60% of £150,000 asking (£90,000). Raw model: £48,990–£92,080. Verify with a surveyor before offering.
What's in this cost
- Kitchen£8,445–£16,890
- 1 × bathroom£5,571–£10,214
- Rewire£3,871–£6,773
- Replumb£2,903–£5,806
- Windows£9,676–£17,417
- Paint + decor£6,773–£12,579
- Flooring£10,644–£20,320
Comparables
sold within 0.5 miWide · CV 28.0%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Local HMO policy & concentration
≈0.0% within 100 m vs 10% policy
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodBracebridge Infant and Nursery SchoolPrimary · Academy converter · LN5 8QG
- GoodThe Lincoln Bishop King Church of England Primary SchoolPrimary · Voluntary aided school · LN5 8EU
- GoodThe Priory Academy LSSTSecondary · Academy sponsor led · LN5 8PW
- Not ratedAthena SchoolNot applicable · Community special school · LN5 8EL
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£11,400
Section 24 credit£0
Annual tax due£44
Post-tax Monthly profit annual-£253
Exit costs
Projected sale price (5y · 2%/yr growth)£165,612
Capital gain (pre-CGT)£15,612
Sale costs (~2.5%)£4,140
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£2,816
Rates as of Oct 2024
Acquisition costs
£51,800cash neededPurchase price£150,000
Deposit (25%)£37,500
Stamp duty+5% additional-property surcharge£8,000
Refurb£1,350
Legal + survey£1,700
Mortgage fees£3,250
Total cash neededdeposit + costs (loan covers the rest)£51,800
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Queen Street, Lincoln
Renovated Three-Bedroom Home with a Fantastic Size Rear Garden
Kinetic Estate Agents are delighted to offer for sale this recently renovated three-bedroom home on Queen Street in Lincoln, offering deceptively spacious accommodation and a particularly generous rear garden. Having undergone improvements ready for its next owner, including brand-new carpets, the property provides two well-proportioned reception rooms, a separate kitchen, ground-floor bath…
Floor plans
Listing metazoopla · Kinetic Estate Agents
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£17
Cash needed
£52K
Return after costs
-0.40%
IRR
-0.26%
Queen Street, Lincoln LN5
terraced · 3 bed · 1 bath
£150,000
est £950 · 7.60% gross
1 / 11
36/100
Marginal
7.60% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.60% Return before costs — above-market
Price
£150K
19% above sold comps
Return before costs
7.60%
est rent £950/monot enough comparablesRange £906–£996/mo (Q1–Q3)
Bedrooms
3
1 bath
Energy rating
—
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: £906–£996/mo · n=61
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £112,500 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
-£17
after mortgage, operating costs & tax
Rent in£950/mo gross
£913/mo collected · £37/mo lost to voids
Where it goes
£609Mortgage£322Costs
Outgoings exceed rent — you top up £17/mo
Mortgage£609
Costs£322
Management£95
Maintenance£50
Insurance£20
CapEx reserve£48
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£17
Returns
Return before costs on price7.60%
Cash return on cash-0.40%
Gross margin£592
Cash needed£51,800
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.50
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Lincoln · cap £673/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Lincoln
- LHA monthly cap:
- £673
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 | £11,400 | £3,859 | £7,313 | £0 | £44 | £185 | £185 |
| Year 2 | £11,742 | £3,974 | £7,313 | £0 | £86 | £369 | £554 |
| Year 3 | £12,094 | £4,093 | £7,313 | £0 | £131 | £557 | £1,112 |
| Year 4 | £12,457 | £4,216 | £7,313 | £0 | £176 | £752 | £1,864 |
| Year 5 | £12,831 | £4,343 | £7,313 | £0 | £223 | £953 | £2,816 |
Rent by the room upside
What we verified
5007
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▾
EPCPostcode estimate — check the registerNot stated on the listing
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 miWide · CV 28.0%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,463
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£2,816
Acquisition costs
25% deposit£37,500
Stamp duty£8,000
Refurb£1,350
Legal + survey£1,700
Mortgage + broker£3,250
Cash needed£51,800
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
Queen Street, Lincoln
Renovated Three-Bedroom Home with a Fantastic Size Rear Garden
Kinetic Estate Agents are delighted to offer for sale this recently renovated three-bedroom home on Queen Street in Lincoln, offering deceptively spacious accommodation and a particularly generous rear garden. Having undergone improvements ready for its next owner, including brand-new carpets, the property provides two well-proportioned reception rooms, a separate kitchen, ground-floor bath…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice