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Year 5 disposal
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56/ 100
Caution
Real 9.56% return before costs but flagged risks need pricing in.
Why it works
- 9.56% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£89/mo — mildly negative — equity build may cover
- -1.9% 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.
- Tenure not stated — confirm freehold/leasehold and any lease term before offering.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£89/mo
You top up £89/mo
Price
£118K
No local sold comps to compare
Return · IRR
-1.9%/yr
Loses money over 5 years
Cash to get in
£51K
Deposit + fees + refurb
Return before costs on price 9.56%5-yr return on cash -3%Rent est. £936 (£872–£1,005)
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: £872–£1,005/mo · n=71
Financing
DepositYour cash in — the rest is the mortgage25% · £29,375
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 £88,125 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
-£89
after mortgage, operating costs & tax
Rent in£936/mo gross
£900/mo collected · £36/mo lost to voids
Where it goes
£477Mortgage£512Costs
Outgoings exceed rent — you top up £89/mo
Mortgage£477
Costs£512
Management£94
Maintenance£67
Insurance£20
CapEx reserve£47
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£89
Returns
Return before costs on price9.56%
Cash return on cash-2.11%
Gross margin£388
Cash needed£50,777
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.89
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 | £11,232 | £6,143 | £5,728 | £0 | £0 | -£639 | -£639 |
| Year 2 | £11,569 | £6,328 | £5,728 | £0 | £0 | -£487 | -£1,126 |
| Year 3 | £11,916 | £6,517 | £5,728 | £0 | £0 | -£330 | -£1,456 |
| Year 4 | £12,274 | £6,713 | £5,728 | £0 | £0 | -£168 | -£1,623 |
| Year 5 | £12,642 | £6,914 | £5,728 | £0 | £0 | -£1 | -£1,624 |
Disposal gain (gross)-£9,653
CGT£0
Net Disposal proceeds£126,486
What we verified
What we verified
31073 ok · 1 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdUnknown
Tenure & planningUnknown
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 cohortLN2 4FQ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Nottingham Trent · 53.7 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 history78d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£112,772 in 2007 → £117,500 asking
+4.2%in 19y
- 2007£112,772—
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 — -£89/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 | 9.56% | -£89 | £50,777 | -3.2% | Low | Feasible |
| Housing-benefit rent | 6.11% | -£404 | £50,777 | -41.4% | Med | Feasible |
| Council lease | 0.00% | -£844 | £50,777 | -102.3% | Low | Feasible |
| Refurb & refinance | 9.56% | -£89 | £60,958 | -2.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £140,445 | 0% | 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
+£369/mo cash flow vs Rent it out if converted to Rent by the room
24.51% Return before costs on price converted vs 9.56% as-is
As-is Rent it out
Monthly profit+£79
Return before costs on price9.56%
Cash needed£41,273
If converted to Rent by the room
Monthly profit+£448
Return before costs on price24.51%
Cash needed£57,273
Δ vs Rent it out Monthly profit+£369
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
£37,443–£70,500full refurb + room split
⚠️ Capped at 60% of £117,500 asking (£70,500). Raw model: £42,690–£80,380. Verify with a surveyor before offering.
What's in this cost
- Kitchen£7,578–£15,156
- 1 × bathroom£4,999–£9,166
- Rewire£2,842–£4,973
- Replumb£2,131–£4,263
- Windows£7,104–£12,788
- Paint + decor£4,973–£9,236
- Flooring£7,815–£14,919
Comparables
sold within 0.5 miLoading 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 & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodSpringwell Alternative Academy LincolnNot applicable · Free schools alternative provision · LN2 4EL
- Not ratedThe Lincoln St Giles Nursery SchoolNursery · Local authority nursery school · LN2 4LQ
- Not ratedLincoln Carlton AcademyPrimary · Academy sponsor led · LN2 4AG
- Not ratedSt Giles AcademyPrimary · Academy sponsor led · LN2 4LQ
- Not ratedThe Lincoln St Peter-In-Eastgate Church of England Infants AcademyPrimary · Academy converter · LN2 4AW
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£11,232
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,071
Exit costs
Projected sale price (5y · 2%/yr growth)£129,729
Capital gain (pre-CGT)£12,229
Sale costs (~2.5%)£3,243
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-£1,624
Rates as of Oct 2024
Acquisition costs
£50,777cash neededPurchase price£117,500
Deposit (25%)£29,375
Stamp duty+5% additional-property surcharge£5,875
Refurb£10,764
Legal + survey£2,000
Mortgage fees£2,763
Total cash neededdeposit + costs (loan covers the rest)£50,777
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Sold with NO ONWARD CHAIN. Two bedroom modern duplex apartment located within the uphill area of Carlton Boulevard. The property has accommodation set over two floors and comprises of entrance hall, two bedrooms and shower room to the first floor, with stairs leading up to the second floor open plan living kitchen area. The property is uPVC double glazed throughout, gas central heating and further benefits for one allocated parking space.
EPC rating: C.
Floor plans
Listing metarightmove · Newton Fallowell
About this listing
78 days · RightmovePrice history
5-year price trend
Monthly profit
−£89
Cash needed
£51K
Return after costs
-2.11%
IRR
-1.89%
Listed 78d ago
Pigot Way, Lincoln, LN2
flat · 2 bed · 1 bath
£117,500
est £936 · 9.56% gross
EPC C
1 / 6
56/100
Caution
Real 9.56% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.56% Return before costs — above-market
Price
£118K
Return before costs
9.56%
est rent £936/monot enough comparablesRange £872–£1,005/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: £872–£1,005/mo · n=71
Financing
DepositYour cash in — the rest is the mortgage25% · £29,375
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 £88,125 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
-£89
after mortgage, operating costs & tax
Rent in£936/mo gross
£900/mo collected · £36/mo lost to voids
Where it goes
£477Mortgage£512Costs
Outgoings exceed rent — you top up £89/mo
Mortgage£477
Costs£512
Management£94
Maintenance£67
Insurance£20
CapEx reserve£47
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£89
Returns
Return before costs on price9.56%
Cash return on cash-2.11%
Gross margin£388
Cash needed£50,777
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.89
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 | £11,232 | £6,143 | £5,728 | £0 | £0 | -£639 | -£639 |
| Year 2 | £11,569 | £6,328 | £5,728 | £0 | £0 | -£487 | -£1,126 |
| Year 3 | £11,916 | £6,517 | £5,728 | £0 | £0 | -£330 | -£1,456 |
| Year 4 | £12,274 | £6,713 | £5,728 | £0 | £0 | -£168 | -£1,623 |
| Year 5 | £12,642 | £6,914 | £5,728 | £0 | £0 | -£1 | -£1,624 |
Rent by the room upside
What we verified
3207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeUnknown
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
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,146
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£1,624
Acquisition costs
25% deposit£29,375
Stamp duty£5,875
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£2,763
Cash needed£50,777
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
Sold with NO ONWARD CHAIN. Two bedroom modern duplex apartment located within the uphill area of Carlton Boulevard. The property has accommodation set over two floors and comprises of entrance hall, two bedrooms and shower room to the first floor, with stairs leading up to the second floor open plan living kitchen area. The property is uPVC double glazed throughout, gas central heating and further benefits for one allocated parking space.
EPC rating: C.
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice