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Year 5 disposal
BMV -20%
⊞ View all 12
55/ 100
Caution
Real 10.25% return before costs but flagged risks need pricing in.
Why it works
- 10.25% return before costs — above-market
- Priced below market -20% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (107 yrs) — no short-lease drag
Why to be cautious
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£33/mo
Barely breaks even each month
Price vs market
Below market value
-20% vs 12 sold · interior unseen
Return · IRR
1.0%/yr
Modest annualised return
Cash left in
£27K
Stays in after refinancing at value
Price £100KCash to buy £45KReturn before costs on price 10.25%5-yr return on cash 11%Rent est. £854 (£715–£1,020)
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: £715–£1,020/mo · n=46
Financing
DepositYour cash in — the rest is the mortgage25% · £25,000
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 £75,000 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
+£33
after mortgage, operating costs & tax
Rent in£854/mo gross
£821/mo collected · £33/mo lost to voids
Where it goes
£406Mortgage£375Costs
£33/mo left as profit · 4% of rent kept
Mortgage£406
Costs£375
Management£85
Maintenance£67
Insurance£20
CapEx reserve£43
Voids + council tax£5
Service charge + ground rent£50
Ltd co. accounts£104
Tax£8
Profit+£33
Returns
Return before costs on price10.25%
Cash return on cash0.86%
Gross margin£447
Cash needed£45,264
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.02
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 | £10,248 | £4,496 | £4,875 | £0 | £167 | £710 | £710 |
| Year 2 | £10,555 | £4,631 | £4,875 | £0 | £199 | £851 | £1,561 |
| Year 3 | £10,872 | £4,769 | £4,875 | £0 | £233 | £995 | £2,556 |
| Year 4 | £11,198 | £4,913 | £4,875 | £0 | £268 | £1,143 | £3,698 |
| Year 5 | £11,534 | £5,060 | £4,875 | £0 | £304 | £1,295 | £4,994 |
Disposal gain (gross)-£10,116
CGT£0
Net Disposal proceeds£107,648
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
Leasehold107 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
107 yr
Extracted from listing description · verify with solicitor
Tenure & planning107 yr
Legal & planning
2 checks- TenureUnknown
- 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 cohortLN5 7LW · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Nottingham Trent · 50.7 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 history86d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£92,000 in 2014 → £100,000 asking
+8.7%in 12y
- 2014£92,000+5.1% in 2y
- 2012£87,500—
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 — +£33/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 | 10.25% | +£33 | £45,264 | 11.0% | Low | Feasible |
| Housing-benefit rent | 7.18% | -£208 | £45,264 | -19.4% | Med | Feasible |
| Council lease | 0.00% | -£647 | £45,264 | -87.8% | Low | Feasible |
| Refurb & refinance | 10.25% | +£33 | £54,570 | 9.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£241 | £122,070 | -1% | 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
+£423/mo cash flow vs Rent it out if converted to Rent by the room
28.80% Return before costs on price converted vs 10.25% as-is
As-is Rent it out
Monthly profit+£81
Return before costs on price10.25%
Cash needed£36,898
If converted to Rent by the room
Monthly profit+£504
Return before costs on price28.80%
Cash needed£52,898
Δ vs Rent it out Monthly profit+£423
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
medium confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- concentration ~3.0% within 100m (3 known HMOs) — below the 10% threshold
- local council HMO approval rate 86% (132 decisions)
3 known HMOs within 100 m · ≈3.0% within 100 m vs 10% policy
£31,866–£60,000full refurb + room split
⚠️ Capped at 60% of £100,000 asking (£60,000). Raw model: £42,690–£80,380. Verify with a surveyor before offering.
What's in this cost
- Kitchen£6,449–£12,899
- 1 × bathroom£4,255–£7,800
- Rewire£2,419–£4,232
- Replumb£1,814–£3,628
- Windows£6,046–£10,883
- Paint + decor£4,232–£7,860
- Flooring£6,651–£12,697
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)
3 known HMOs within 100 m · ≈3.0% 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£10,248
Section 24 credit£0
Annual tax due£167
Post-tax Monthly profit annual£316
Exit costs
Projected sale price (5y · 2%/yr growth)£110,408
Capital gain (pre-CGT)£10,408
Sale costs (~2.5%)£2,760
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£4,994
Rates as of Oct 2024
Acquisition costs
£45,264cash neededPurchase price£100,000
Deposit (25%)£25,000
Stamp duty+5% additional-property surcharge£5,000
Refurb£10,764
Legal + survey£2,000
Mortgage fees£2,500
Total cash neededdeposit + costs (loan covers the rest)£45,264
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Portland street is a well-presented two-bedroom apartment situated in a modern development just a short walk from Lincoln city centre and the train station. Ideal for first-time buyers, professionals, or investors, this apartment offers a practical layout combined with a highly convenient location.
The property forms part of a purpose-built block constructed post-1980, offering contemporary low-maintenance living. Inside, the flat features two bedrooms, a bright and open-pla…
Floor plans
Listing metarightmove · Pygott & Crone
About this listing
86 days · RightmovePrice history
5-year price trend
Monthly profit
+£33
Cash needed
£45K
Return after costs
0.86%
IRR
0.97%
Listed 86d ago
Flat 8, 64 Portland Street, Lincoln, Lincolnshire, LN5
flat · 2 bed · 1 bath
£100,000
est £854 · 10.25% gross
Leasehold 107yrEPC C
Priced below market
1 / 12
55/100
Caution
Real 10.25% — fundamentals work.
Priced below market -20% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.25% Return before costs — above-market
Price
£100K
20% below sold comps
Return before costs
10.25%
est rent £854/mo46 comps within 500 mRange £715–£1,020/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
C
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: £715–£1,020/mo · n=46
Financing
DepositYour cash in — the rest is the mortgage25% · £25,000
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 £75,000 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
+£33
after mortgage, operating costs & tax
Rent in£854/mo gross
£821/mo collected · £33/mo lost to voids
Where it goes
£406Mortgage£375Costs
£33/mo left as profit · 4% of rent kept
Mortgage£406
Costs£375
Management£85
Maintenance£67
Insurance£20
CapEx reserve£43
Voids + council tax£5
Service charge + ground rent£50
Ltd co. accounts£104
Tax£8
Profit+£33
Returns
Return before costs on price10.25%
Cash return on cash0.86%
Gross margin£447
Cash needed£45,264
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.02
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 | £10,248 | £4,496 | £4,875 | £0 | £167 | £710 | £710 |
| Year 2 | £10,555 | £4,631 | £4,875 | £0 | £199 | £851 | £1,561 |
| Year 3 | £10,872 | £4,769 | £4,875 | £0 | £233 | £995 | £2,556 |
| Year 4 | £11,198 | £4,913 | £4,875 | £0 | £268 | £1,143 | £3,698 |
| Year 5 | £11,534 | £5,060 | £4,875 | £0 | £304 | £1,295 | £4,994 |
Rent by the room upside
What we verified
5206
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining107 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£300/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£975
Annual rental tax£92
CGT yr 5£0 · company level
5y net total£4,994
Acquisition costs
25% deposit£25,000
Stamp duty£5,000
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£2,500
Cash needed£45,264
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
Portland street is a well-presented two-bedroom apartment situated in a modern development just a short walk from Lincoln city centre and the train station. Ideal for first-time buyers, professionals, or investors, this apartment offers a practical layout combined with a highly convenient location.
The property forms part of a purpose-built block constructed post-1980, offering contemporary low-maintenance living. Inside, the flat features two bedrooms, a bright and open-pla…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice