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Year 5 disposal
BMV -1%
⊞ View all 14
95/ 100
Strong
9.48% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 9.48% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- 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
+£92/mo
Barely breaks even each month
Price
£125K
Around comparable sold prices
Return · IRR
2.5%/yr
Modest annualised return
Cash to get in
£54K
Deposit + fees + refurb
Return before costs on price 9.48%5-yr return on cash 17%Rent est. £987 (£948–£1,028)
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: £948–£1,028/mo · n=25
Financing
DepositYour cash in — the rest is the mortgage25% · £31,250
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 (£8,977–£16,757 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £93,750 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
+£92
after mortgage, operating costs & tax
Rent in£987/mo gross
£949/mo collected · £38/mo lost to voids
Where it goes
£508Mortgage£328Costs
£92/mo left as profit · 10% of rent kept
Mortgage£508
Costs£328
Management£99
Maintenance£50
Insurance£20
CapEx reserve£49
Voids + council tax£5
Ltd co. accounts£104
Tax£22
Profit+£92
Returns
Return before costs on price9.48%
Cash return on cash2.04%
Gross margin£621
Cash needed£54,044
Monthly profit payback49y
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.87
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 | £11,844 | £3,931 | £6,094 | £0 | £346 | £1,473 | £1,473 |
| Year 2 | £12,199 | £4,049 | £6,094 | £0 | £391 | £1,666 | £3,139 |
| Year 3 | £12,565 | £4,171 | £6,094 | £0 | £437 | £1,864 | £5,003 |
| Year 4 | £12,942 | £4,296 | £6,094 | £0 | £485 | £2,068 | £7,071 |
| Year 5 | £13,331 | £4,424 | £6,094 | £0 | £534 | £2,278 | £9,349 |
Disposal gain (gross)-£10,359
CGT£0
Net Disposal proceeds£134,560
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: 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 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 8QB · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Nottingham Trent · 49 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 · 797 sqft
£22k–£42k
£ 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£5,579–£10,361
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,767–£16,737
Guide rates · UK May 2026
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 — +£92/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 | 9.48% | +£92 | £54,044 | 17.3% | Low | Feasible |
| Housing-benefit rent | 6.46% | -£186 | £54,044 | -12.3% | Med | Feasible |
| Council lease | 0.00% | -£682 | £54,044 | -76.9% | Low | Feasible |
| Refurb & refinance | 9.48% | +£92 | £65,082 | 14.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£174 | £149,707 | 1% | Med | Feasible |
| Rent by the room | 14.20% | -£68 | £54,044 | 7.3% | — | 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
+£336/mo cash flow vs Rent it out if converted to Rent by the room
23.04% Return before costs on price converted vs 9.48% as-is
As-is Rent it out
Monthly profit+£89
Return before costs on price9.48%
Cash needed£43,148
If converted to Rent by the room
Monthly profit+£425
Return before costs on price23.04%
Cash needed£59,148
Δ vs Rent it out Monthly profit+£336
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
£39,827–£75,000full refurb + room split
⚠️ Capped at 60% of £125,000 asking (£75,000). Raw model: £42,235–£79,535. Verify with a surveyor before offering.
What's in this cost
- Kitchen£8,147–£16,295
- 1 × bathroom£5,375–£9,854
- Rewire£3,006–£5,261
- Replumb£2,255–£4,509
- Windows£7,516–£13,528
- Paint + decor£5,261–£9,770
- Flooring£8,267–£15,783
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£11,844
Section 24 credit£0
Annual tax due£346
Post-tax Monthly profit annual£1,018
Exit costs
Projected sale price (5y · 2%/yr growth)£138,010
Capital gain (pre-CGT)£13,010
Sale costs (~2.5%)£3,450
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£9,349
Rates as of Oct 2024
Acquisition costs
£54,044cash neededPurchase price£125,000
Deposit (25%)£31,250
Stamp duty+5% additional-property surcharge£6,250
Refurb£11,969
Legal + survey£1,700
Mortgage fees£2,875
Total cash neededdeposit + costs (loan covers the rest)£54,044
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Situated in a convenient location close to Lincoln city centre and a range of local amenities, 5 Urban Street presents an appealing opportunity for first-time buyers, investors or anyone looking for a property with excellent potential.
This three-bedroom mid-terraced property offers well-proportioned accommodation comprising two reception rooms, a bathroom, three bedrooms and a dressing room, together with a courtyard garden and on-street parking.
The property is offered fo…
Floor plans
Listing metazoopla · Hortons
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
+£92
Cash needed
£54K
Return after costs
2.04%
IRR
2.49%
Urban Street, Lincoln LN5
terraced · 3 bed · 1 bath · 797 sqft
£125,000
est £987 · 9.48% gross
EPC D
Priced below market
1 / 14
95/100
Strong
9.48% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.48% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£125K
1% below sold comps
Return before costs
9.48%
est rent £987/monot enough comparablesRange £948–£1,028/mo (Q1–Q3)
Bedrooms
3
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: £948–£1,028/mo · n=25
Financing
DepositYour cash in — the rest is the mortgage25% · £31,250
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 (£8,977–£16,757 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £93,750 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
+£92
after mortgage, operating costs & tax
Rent in£987/mo gross
£949/mo collected · £38/mo lost to voids
Where it goes
£508Mortgage£328Costs
£92/mo left as profit · 10% of rent kept
Mortgage£508
Costs£328
Management£99
Maintenance£50
Insurance£20
CapEx reserve£49
Voids + council tax£5
Ltd co. accounts£104
Tax£22
Profit+£92
Returns
Return before costs on price9.48%
Cash return on cash2.04%
Gross margin£621
Cash needed£54,044
Monthly profit payback49y
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.87
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 | £11,844 | £3,931 | £6,094 | £0 | £346 | £1,473 | £1,473 |
| Year 2 | £12,199 | £4,049 | £6,094 | £0 | £391 | £1,666 | £3,139 |
| Year 3 | £12,565 | £4,171 | £6,094 | £0 | £437 | £1,864 | £5,003 |
| Year 4 | £12,942 | £4,296 | £6,094 | £0 | £485 | £2,068 | £7,071 |
| Year 5 | £13,331 | £4,424 | £6,094 | £0 | £534 | £2,278 | £9,349 |
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 miWide · CV 28.0%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,219
Annual rental tax£259
CGT yr 5£0 · company level
5y net total£9,349
Acquisition costs
25% deposit£31,250
Stamp duty£6,250
Refurb£11,969
Legal + survey£1,700
Mortgage + broker£2,875
Cash needed£54,044
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
Situated in a convenient location close to Lincoln city centre and a range of local amenities, 5 Urban Street presents an appealing opportunity for first-time buyers, investors or anyone looking for a property with excellent potential.
This three-bedroom mid-terraced property offers well-proportioned accommodation comprising two reception rooms, a bathroom, three bedrooms and a dressing room, together with a courtyard garden and on-street parking.
The property is offered fo…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice