Skip to main contenthow this is calculated →
Year 5 disposal
⊞ View all 13
41/ 100
Caution
Real 8.05% return before costs but flagged risks need pricing in.
Why it works
- 8.05% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (388 yrs) — no short-lease drag
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£29/mo — mildly negative — equity build may cover
- -0.4% 5y IRR — capital outlay disproportionate to returns
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£29/mo
You top up £29/mo
Price
£140K
No local sold comps to compare
Return · IRR
-0.4%/yr
Loses money over 5 years
Cash to get in
£58K
Deposit + fees + refurb
Return before costs on price 8.05%5-yr return on cash 3%Rent est. £939 (£866–£1,018)
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
Buy-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: £866–£1,018/mo · n=45
Financing
DepositYour cash in — the rest is the mortgage25% · £35,000
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 £105,000 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
-£29
after mortgage, operating costs & tax
Rent in£939/mo gross
£903/mo collected · £36/mo lost to voids
Where it goes
£547Mortgage£385Costs
Outgoings exceed rent — you top up £29/mo
Mortgage£547
Costs£385
Management£94
Maintenance£67
Insurance£20
CapEx reserve£47
Voids + council tax£5
Service charge + ground rent£48
Ltd co. accounts£104
Tax—
Shortfall−£29
Returns
Return before costs on price8.05%
Cash return on cash-0.60%
Gross margin£518
Cash needed£58,164
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.59
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 | £11,268 | £4,619 | £6,563 | £0 | £16 | £71 | £71 |
| Year 2 | £11,606 | £4,757 | £6,563 | £0 | £54 | £232 | £303 |
| Year 3 | £11,954 | £4,900 | £6,563 | £0 | £93 | £399 | £702 |
| Year 4 | £12,313 | £5,047 | £6,563 | £0 | £134 | £569 | £1,271 |
| Year 5 | £12,682 | £5,198 | £6,563 | £0 | £175 | £746 | £2,018 |
Disposal gain (gross)-£9,357
CGT£0
Net Disposal proceeds£150,707
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
Leasehold388 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
388 yr
Extracted from listing description · verify with solicitor
Tenure & planning388 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
OK
Floor
EWS1 typically required above 18m
Floor 0
Lender impact
Ground floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
Mortgageable
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 cohortLN1 3UL · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Nottingham Trent · 51.8 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 history75d on market2 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£127,000 in 2022 → £140,000 asking
+10.2%in 4y
- 2022£127,000+58.8% in 16y
- 2006£80,000+207.7% in 8y
- 1998£26,000—
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 — -£29/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 | 8.05% | -£29 | £58,164 | 3.5% | Low | Feasible |
| Housing-benefit rent | 5.35% | -£326 | £58,164 | -26.9% | Med | Feasible |
| Council lease | 0.00% | -£786 | £58,164 | -82.6% | Low | Feasible |
| Refurb & refinance | 8.05% | -£29 | £69,470 | 2.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£239 | £164,370 | 2% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
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
+£367/mo cash flow vs Rent it out if converted to Rent by the room
20.57% Return before costs on price converted vs 8.05% as-is
As-is Rent it out
Monthly profit+£10
Return before costs on price8.05%
Cash needed£46,898
If converted to Rent by the room
Monthly profit+£377
Return before costs on price20.57%
Cash needed£62,898
Δ vs Rent it out Monthly profit+£367
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
£42,690–£80,380full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£3,240–£5,670
- Replumb£2,430–£4,860
- Windows£8,100–£14,580
- Paint + decor£5,670–£10,530
- Flooring£8,910–£17,010
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score90 / 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
- GoodWestgate AcademyPrimary · Academy converter · LN1 3BQ
- InadequateLincoln Castle AcademySecondary · Academy converter · LN1 3SP
- Not ratedBishop Grosseteste UniversityNot applicable · Higher education institutions · LN1 3DY
- Not ratedThe St Francis Special School, LincolnNot applicable · Community special school · LN1 3TJ
- Not ratedMount Street AcademyPrimary · Academy converter · LN1 3JG
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£11,268
Section 24 credit£0
Annual tax due£16
Post-tax Monthly profit annual-£363
Exit costs
Projected sale price (5y · 2%/yr growth)£154,571
Capital gain (pre-CGT)£14,571
Sale costs (~2.5%)£3,864
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£2,018
Rates as of Oct 2024
Acquisition costs
£58,164cash neededPurchase price£140,000
Deposit (25%)£35,000
Stamp duty+5% additional-property surcharge£7,300
Refurb£10,764
Legal + survey£2,000
Mortgage fees£3,100
Total cash neededdeposit + costs (loan covers the rest)£58,164
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Situated in a popular residential area, this well-presented two-bedroom ground floor apartment offers comfortable, low-maintenance living, making it an excellent choice for first-time buyers, downsizers, or investors alike.
The accommodation comprises a welcoming entrance porch, bright and spacious living-dining area, a well-appointed kitchen, two well-proportioned bedrooms, and a modern bathroom. Being located on the ground floor, the apartment benefits from easy access and…
Floor plans
Listing metarightmove · Pygott & Crone
About this listing
75 days · RightmovePrice history
5-year price trend
Monthly profit
−£29
Cash needed
£58K
Return after costs
-0.60%
IRR
-0.36%
Listed 75d ago
Dunkirk Road, Lincoln, Lincolnshire, LN1
flat · 2 bed · 1 bath
£140,000
est £939 · 8.05% gross
Leasehold 388yrEPC C
1 / 13
41/100
Caution
8.05% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.05% Return before costs — above-market
Price
£140K
Return before costs
8.05%
est rent £939/mo45 comps within 1.5 kmRange £866–£1,018/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
C
Energy rating
Run the numbers
What-if calculator
Buy-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: £866–£1,018/mo · n=45
Financing
DepositYour cash in — the rest is the mortgage25% · £35,000
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 £105,000 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
-£29
after mortgage, operating costs & tax
Rent in£939/mo gross
£903/mo collected · £36/mo lost to voids
Where it goes
£547Mortgage£385Costs
Outgoings exceed rent — you top up £29/mo
Mortgage£547
Costs£385
Management£94
Maintenance£67
Insurance£20
CapEx reserve£47
Voids + council tax£5
Service charge + ground rent£48
Ltd co. accounts£104
Tax—
Shortfall−£29
Returns
Return before costs on price8.05%
Cash return on cash-0.60%
Gross margin£518
Cash needed£58,164
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.59
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 | £11,268 | £4,619 | £6,563 | £0 | £16 | £71 | £71 |
| Year 2 | £11,606 | £4,757 | £6,563 | £0 | £54 | £232 | £303 |
| Year 3 | £11,954 | £4,900 | £6,563 | £0 | £93 | £399 | £702 |
| Year 4 | £12,313 | £5,047 | £6,563 | £0 | £134 | £569 | £1,271 |
| Year 5 | £12,682 | £5,198 | £6,563 | £0 | £175 | £746 | £2,018 |
Rent by the room upside
What we verified
6206
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining388 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£330/yr
Ground rentDoubling clauses kill mortgageability£240/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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,313
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£2,018
Acquisition costs
25% deposit£35,000
Stamp duty£7,300
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£3,100
Cash needed£58,164
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
Situated in a popular residential area, this well-presented two-bedroom ground floor apartment offers comfortable, low-maintenance living, making it an excellent choice for first-time buyers, downsizers, or investors alike.
The accommodation comprises a welcoming entrance porch, bright and spacious living-dining area, a well-appointed kitchen, two well-proportioned bedrooms, and a modern bathroom. Being located on the ground floor, the apartment benefits from easy access and…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice