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Year 5 disposal
BMV -29%
⊞ View all 18
55/ 100
Caution
Real 10.94% Rent by the room return before costs but flagged risks need pricing in.
Why it works
- 8.56% return before costs — above-market
- 10.9% Rent by the room return before costs (net 5.61% after CapEx + bills) — conversion play
- Priced below market -29% 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
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Auction lot — bridging-only finance, 28-day completion
- 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
+£43/mo
Barely breaks even each month
Price vs market
Below market value
-29% vs 12 sold · interior unseen
Return · IRR
1.2%/yr
Modest annualised return
Cash left in
£67K
Stays in after refinancing at value
Price £165KCash to buy £118KReturn before costs on price · Rent by the room 10.94%5-yr return on cash 6%Rent est. £1,177 (£1,087–£1,274)
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: £1,087–£1,274/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £41,250
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 (£46,858–£87,468 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £123,750 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
+£43
after mortgage, operating costs & tax
Rent in£1,177/mo gross
£1,132/mo collected · £45/mo lost to voids
Where it goes
£670Mortgage£408Costs
£43/mo left as profit · 4% of rent kept
Mortgage£670
Costs£408
Management£118
Maintenance£100
Insurance£20
CapEx reserve£59
Voids + council tax£7
Ltd co. accounts£104
Tax£10
Profit+£43
Returns
Return before costs on price8.56%
Cash return on cash0.44%
Gross margin£724
Cash needed£117,952
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.69
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 | £14,124 | £4,895 | £8,044 | £0 | £225 | £961 | £961 |
| Year 2 | £14,548 | £5,041 | £8,044 | £0 | £278 | £1,185 | £2,145 |
| Year 3 | £14,984 | £5,193 | £8,044 | £0 | £332 | £1,416 | £3,561 |
| Year 4 | £15,434 | £5,348 | £8,044 | £0 | £388 | £1,653 | £5,214 |
| Year 5 | £15,897 | £5,509 | £8,044 | £0 | £445 | £1,899 | £7,113 |
Disposal gain (gross)-£60,608
CGT£0
Net Disposal proceeds£177,619
What we verified
What we verified
51065 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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 cohortLN6 7SQ · 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 · 2-bath · 947 sqft
£28k–£54k
£ per sqft
building cost only
£29–£57
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£6,629–£12,311
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,417–£19,887
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 history81d on marketno cuts yet
Strategy matrix
Rent by the room wins — +£437/mo · £394/mo ahead of Rent it out (after room-conversion)
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 8.56% | +£43 | £117,952 | 6.0% | Low | Feasible |
| Housing-benefit rent | 4.89% | -£402 | £117,952 | -16.8% | Med | Feasible |
| Council lease | 0.00% | -£894 | £117,952 | -46.2% | Low | Feasible |
| Refurb & refinance | 8.56% | +£43 | £151,193 | 4.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£224 | £263,218 | -24% | Med | Feasible |
| ⭐ Rent by the room | 6.21% * | +£437 | £70,270 | — | — | Feasible |
* Rent by the room shows net yield on cost for the audited HMO conversion deal (post-conversion, after running costs) — not gross like the other rows. Its 5-yr ROI reads “—” because the audited deal is a year-one snapshot; the HMO conversion panel below shows the cash-back / payback horizon.
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
+£211/mo cash flow vs Rent it out if converted to Rent by the room
17.45% Return before costs on price converted vs 8.56% as-is
£165k → 4-bed HMO @ ~£465/room: £1,774 pcm gross, ~£1,004 pcm net (6.2% net on £194k all-in incl. ~£17k works); needs +1 bathroom
medium confidence
Unlocks ~£6,016/yr extra rent
3 → 4 lettable rooms · ~6.8% gross at max
Potential, not guaranteed (subject to planning + regs). Estimate from the floorplan (kitchen size assumed) — verify room sizes against the floorplan before offering.
How we calculated this
floorplan shows 5 habitable rooms (3 beds + 2 reception(s)) in 88 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms; sized to Lincoln adopted standard (6.51/10.22 m²; Mandatory Licensing of Houses in Multiple Occupation scheme, Adopted standards for licensable HMOs (Revised August 2018)); adds ~£501/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); Article 4 — planning permission needed
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
3 → 4 bed HMO+1 single6.21% net on cost7.47% cash-on-cashuplift 8.56% → 6.79%
+1 bathroom needed
Sized to Lincoln's adopted HMO standards
Projections use documented assumptions (local room rates, typical conversion costs, 75% LTV at 5.5%, indicative regional valuation yields) and each council’s published HMO standards. Not financial advice. Verify room sizes, licensing and planning with the council and a surveyor before purchase.
Room mix (3 lettable rooms)
1× Double @ £517/mo1× Single @ £408/mo1× En-suite @ £578/mo
≈ £1,504/mo gross room income
As-is Rent it out
Monthly profit+£87
Return before costs on price8.56%
Cash needed£53,148
If converted to Rent by the room
Monthly profit+£298
Return before costs on price17.45%
Cash needed£69,148
Δ vs Rent it out Monthly profit+£211
+1 room (4 total)
Monthly profit+£67
Return before costs on price14.58%
Cash needed£79,148
Extra rent+£501/mo
Show conversion detail
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
£52,793–£99,000full refurb + room split
⚠️ Capped at 60% of £165,000 asking (£99,000). Raw model: £53,185–£99,735. Verify with a surveyor before offering.
What's in this cost
- Kitchen£8,576–£17,153
- 2 × bathroom£11,316–£20,746
- Rewire£3,760–£6,580
- Replumb£2,820–£5,640
- Windows£9,400–£16,920
- Paint + decor£6,580–£12,220
- Flooring£10,340–£19,740
Based on 3671 HMO comps within 1.1 km
Comparables
sold within 0.5 miWide · CV 27.4%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 & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- Requires improvementSt Peter and St Paul, Catholic Voluntary AcademySecondary · Academy converter · LN6 7SX
- Not ratedThe Priory Witham AcademyAll-through · Academy sponsor led · LN6 7DT
- Not ratedUniversity of LincolnNot applicable · Higher education institutions · LN6 7TS
- Not ratedSir Francis Hill Community Primary SchoolPrimary · Community school · LN6 7UE
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£14,124
Section 24 credit£0
Annual tax due£225
Post-tax Monthly profit annual£417
Exit costs
Projected sale price (5y · 2%/yr growth)£182,173
Capital gain (pre-CGT)£17,173
Sale costs (~2.5%)£4,554
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£7,113
Rates as of Oct 2024
Acquisition costs
£117,952cash neededPurchase price£165,000
Deposit (25%)£41,250
Stamp duty+5% additional-property surcharge£9,050
Refurb£62,477
Legal + survey£1,700
Mortgage fees£3,475
Total cash neededdeposit + costs (loan covers the rest)£117,952
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
MODERN METHOD OF AUCTION | THREE BEDROOM DETACHED HOME | FULL RENOVATION OPPORTUNITY | NO ONWARD CHAIN Kinetic Estate Agents are delighted to offer for sale this three-bedroom detached property, situated on the popular Boultham Park Road in Lincoln. Offered to the market by the Modern Method of Auction, this is an exciting opportunity for investors, developers, builders or buyers looking to create a home to their own specification. Requiring a full programme of renovation and…
Floor plans
Listing metarightmove · Kinetic Estate Agents Limited
About this listing
81 days · RightmovePrice history
5-year price trend
Monthly profit
+£43
Cash needed
£118K
Return after costs
0.44%
IRR
1.16%
Listed 81d ago
Boultham Park Road, Lincoln
detached · 3 bed · 2 bath · 947 sqft
£165,000
est £1,177 · 8.56% gross
EPC D
Priced below market
1 / 18
55/100
Caution
Real 10.94% — fundamentals work.
Priced below market -29% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.56% Return before costs — above-market
10.9% Rent by the room Return before costs — conversion play
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£165K
29% below sold comps
Return before costs (best)
10.94%
Rent by the room
Bedrooms
3
2 bath
Energy rating
D
Energy rating
Deal flags2 issues
Auction
Guide price — assume +20-30% in the room
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: £1,087–£1,274/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £41,250
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 (£46,858–£87,468 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £123,750 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
+£43
after mortgage, operating costs & tax
Rent in£1,177/mo gross
£1,132/mo collected · £45/mo lost to voids
Where it goes
£670Mortgage£408Costs
£43/mo left as profit · 4% of rent kept
Mortgage£670
Costs£408
Management£118
Maintenance£100
Insurance£20
CapEx reserve£59
Voids + council tax£7
Ltd co. accounts£104
Tax£10
Profit+£43
Returns
Return before costs on price8.56%
Cash return on cash0.44%
Gross margin£724
Cash needed£117,952
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.69
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 | £14,124 | £4,895 | £8,044 | £0 | £225 | £961 | £961 |
| Year 2 | £14,548 | £5,041 | £8,044 | £0 | £278 | £1,185 | £2,145 |
| Year 3 | £14,984 | £5,193 | £8,044 | £0 | £332 | £1,416 | £3,561 |
| Year 4 | £15,434 | £5,348 | £8,044 | £0 | £388 | £1,653 | £5,214 |
| Year 5 | £15,897 | £5,509 | £8,044 | £0 | £445 | £1,899 | £7,113 |
Rent by the room upside
What we verified
5206
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
Sale typeGuide price — assume +20-30% in the roomAuction
Comparables
sold within 0.5 miWide · CV 27.4%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,609
Annual rental tax£122
CGT yr 5£0 · company level
5y net total£7,113
Acquisition costs
25% deposit£41,250
Stamp duty£9,050
Refurb£62,477
Legal + survey£1,700
Mortgage + broker£3,475
Cash needed£117,952
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
MODERN METHOD OF AUCTION | THREE BEDROOM DETACHED HOME | FULL RENOVATION OPPORTUNITY | NO ONWARD CHAIN Kinetic Estate Agents are delighted to offer for sale this three-bedroom detached property, situated on the popular Boultham Park Road in Lincoln. Offered to the market by the Modern Method of Auction, this is an exciting opportunity for investors, developers, builders or buyers looking to create a home to their own specification. Requiring a full programme of renovation and…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice