Skip to main contenthow this is calculated →
Year 5 disposal
BMV -11%
⊞ View all 9
60/ 100
Solid
Real 9.99% return before costs with manageable risks.
Why it works
- 9.99% return before costs — above-market
- Priced below market -11% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Monthly profit −£25/mo — mildly negative — equity build may cover
- -0.3% 5y IRR — capital outlay disproportionate to returns
- 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
−£25/mo
You top up £25/mo
Price vs market
Below market value
-11% vs 12 sold · interior unseen
Return · IRR
-0.3%/yr
Loses money over 5 years
Cash left in
£40K
Stays in after refinancing at value
Price £110KCash to buy £51KReturn before costs on price 9.99%5-yr return on cash 4%Rent est. £916 (£817–£1,027)
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: £817–£1,027/mo · n=77
Financing
DepositYour cash in — the rest is the mortgage25% · £27,500
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 (£9,843–£18,374 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £82,500 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£25
after mortgage, operating costs & tax
Rent in£916/mo gross
£881/mo collected · £35/mo lost to voids
Where it goes
£447Mortgage£458Costs
Outgoings exceed rent — you top up £25/mo
Mortgage£447
Costs£458
Management£92
Maintenance£67
Insurance£20
CapEx reserve£46
Voids + council tax£5
Service charge + ground rent£125
Ltd co. accounts£104
Tax—
Shortfall−£25
Returns
Return before costs on price9.99%
Cash return on cash-0.58%
Gross margin£422
Cash needed£50,774
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.97
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 | £10,992 | £5,501 | £5,363 | £0 | £24 | £104 | £104 |
| Year 2 | £11,322 | £5,666 | £5,363 | £0 | £56 | £237 | £341 |
| Year 3 | £11,661 | £5,836 | £5,363 | £0 | £88 | £375 | £716 |
| Year 4 | £12,011 | £6,011 | £5,363 | £0 | £121 | £516 | £1,232 |
| Year 5 | £12,372 | £6,192 | £5,363 | £0 | £155 | £662 | £1,894 |
Disposal gain (gross)-£12,211
CGT£0
Net Disposal proceeds£118,413
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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
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 cohortLN5 7AG · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Nottingham Trent · 50.4 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 · 890 sqft
£23k–£46k
£ per sqft
building cost only
£26–£51
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,230–£11,570
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£9,790–£18,690
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history220d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£99,000 in 2021 → £110,000 asking
+11.1%in 5y
- 2021£99,000-9.2% in 15y
- 2006£109,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Rent it out wins — -£25/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 | 9.99% | -£25 | £50,774 | 3.7% | Low | Feasible |
| Housing-benefit rent | 6.52% | -£322 | £50,774 | -31.4% | Med | Feasible |
| Council lease | 0.00% | -£763 | £50,774 | -92.5% | Low | Feasible |
| Refurb & refinance | 9.99% | -£25 | £61,524 | 3.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£316 | £135,874 | -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
+£383/mo cash flow vs Rent it out if converted to Rent by the room
26.18% Return before costs on price converted vs 9.99% as-is
As-is Rent it out
Monthly profit+£90
Return before costs on price9.99%
Cash needed£39,398
If converted to Rent by the room
Monthly profit+£472
Return before costs on price26.18%
Cash needed£55,398
Δ vs Rent it out Monthly profit+£383
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
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
£35,082–£66,000full refurb + room split
⚠️ Capped at 60% of £110,000 asking (£66,000). Raw model: £45,490–£85,580. Verify with a surveyor before offering.
What's in this cost
- Kitchen£6,663–£13,326
- 1 × bathroom£4,396–£8,059
- Rewire£2,746–£4,805
- Replumb£2,059–£4,118
- Windows£6,864–£12,355
- Paint + decor£4,805–£8,923
- Flooring£7,550–£14,414
Comparables
sold within 0.5 miWide · CV 27.0%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Citywide Article 4 (Lincoln)
≈0.0% 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£10,992
Section 24 credit£0
Annual tax due£24
Post-tax Monthly profit annual-£319
Exit costs
Projected sale price (5y · 2%/yr growth)£121,449
Capital gain (pre-CGT)£11,449
Sale costs (~2.5%)£3,036
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£1,894
Rates as of Oct 2024
Acquisition costs
£50,774cash neededPurchase price£110,000
Deposit (25%)£27,500
Stamp duty+5% additional-property surcharge£5,500
Refurb£13,124
Legal + survey£2,000
Mortgage fees£2,650
Total cash neededdeposit + costs (loan covers the rest)£50,774
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Priced at offers in excess of £110,000, this property boasts two spacious double bedrooms, a modern bathroom, and a bright, open-plan kitchen diner that creates a welcoming and sociable living space.
Upon approach, you are greeted by a secure gated entrance hall with remote sensor access, ensuring peace of mind and privacy. The apartment benefits from an allocated parking space, a rare and valuable feature in this central location. The reception room flows seamlessly into th…
Floor plans
Listing metarightmove · Keller Williams Plus
About this listing
220 days · RightmovePrice history
5-year price trend
Monthly profit
−£25
Cash needed
£51K
Return after costs
-0.58%
IRR
-0.34%
Listed 220d ago
7, TANNERS COURT, LINCOLN, LN5 7AG
✓ Verified address
flat · 2 bed · 1 bath · 890 sqft
£110,000
est £916 · 9.99% gross
Priced below market
1 / 9
60/100
Solid
Real 9.99% — fundamentals work.
Priced below market -11% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.99% Return before costs — above-market
Price
£110K
11% below sold comps
Return before costs
9.99%
est rent £916/mo77 comps within 500 mRange £817–£1,027/mo (Q1–Q3)
Bedrooms
2
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: £817–£1,027/mo · n=77
Financing
DepositYour cash in — the rest is the mortgage25% · £27,500
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 (£9,843–£18,374 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £82,500 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£25
after mortgage, operating costs & tax
Rent in£916/mo gross
£881/mo collected · £35/mo lost to voids
Where it goes
£447Mortgage£458Costs
Outgoings exceed rent — you top up £25/mo
Mortgage£447
Costs£458
Management£92
Maintenance£67
Insurance£20
CapEx reserve£46
Voids + council tax£5
Service charge + ground rent£125
Ltd co. accounts£104
Tax—
Shortfall−£25
Returns
Return before costs on price9.99%
Cash return on cash-0.58%
Gross margin£422
Cash needed£50,774
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.97
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 | £10,992 | £5,501 | £5,363 | £0 | £24 | £104 | £104 |
| Year 2 | £11,322 | £5,666 | £5,363 | £0 | £56 | £237 | £341 |
| Year 3 | £11,661 | £5,836 | £5,363 | £0 | £88 | £375 | £716 |
| Year 4 | £12,011 | £6,011 | £5,363 | £0 | £121 | £516 | £1,232 |
| Year 5 | £12,372 | £6,192 | £5,363 | £0 | £155 | £662 | £1,894 |
Rent by the room upside
What we verified
3307
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeLeasehold
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
Service chargeReduces net yield£1,200/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 27.0%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,073
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£1,894
Acquisition costs
25% deposit£27,500
Stamp duty£5,500
Refurb£13,124
Legal + survey£2,000
Mortgage + broker£2,650
Cash needed£50,774
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 copyRightmove
Priced at offers in excess of £110,000, this property boasts two spacious double bedrooms, a modern bathroom, and a bright, open-plan kitchen diner that creates a welcoming and sociable living space.
Upon approach, you are greeted by a secure gated entrance hall with remote sensor access, ensuring peace of mind and privacy. The apartment benefits from an allocated parking space, a rare and valuable feature in this central location. The reception room flows seamlessly into th…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice