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Year 5 disposal
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73/ 100
Solid
16.44% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 10.35% return before costs — above-market
- 16.4% Rent by the room return before costs (net 8.22% after CapEx + bills) — conversion play
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.
- 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
+£162/mo
Barely breaks even each month
Price
£135K
No local sold comps to compare
Return · IRR
3.7%/yr
Modest annualised return
Cash to get in
£61K
Deposit + fees + refurb
Return before costs on price · Rent by the room 16.44%5-yr return on cash 23%Rent est. £1,164 (£1,078–£1,257)
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: £1,078–£1,257/mo · n=33
Financing
DepositYour cash in — the rest is the mortgage25% · £33,750
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 (£11,771–£21,973 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £101,250 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
+£162
after mortgage, operating costs & tax
Rent in£1,164/mo gross
£1,119/mo collected · £45/mo lost to voids
Where it goes
£548Mortgage£371Costs
£162/mo left as profit · 14% of rent kept
Mortgage£548
Costs£371
Management£116
Maintenance£67
Insurance£20
CapEx reserve£58
Voids + council tax£5
Ltd co. accounts£104
Tax£38
Profit+£162
Returns
Return before costs on price10.35%
Cash return on cash3.17%
Gross margin£748
Cash needed£61,120
Monthly profit payback31y 6m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.04
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 | £13,968 | £4,454 | £6,581 | £0 | £557 | £2,376 | £2,376 |
| Year 2 | £14,387 | £4,588 | £6,581 | £0 | £611 | £2,607 | £4,983 |
| Year 3 | £14,819 | £4,725 | £6,581 | £0 | £667 | £2,845 | £7,827 |
| Year 4 | £15,263 | £4,867 | £6,581 | £0 | £725 | £3,090 | £10,917 |
| Year 5 | £15,721 | £5,013 | £6,581 | £0 | £784 | £3,343 | £14,260 |
Disposal gain (gross)-£14,020
CGT£0
Net Disposal proceeds£145,325
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 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
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 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
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 9GG · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Nottingham Trent · 40 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 · 1-bath · 1097 sqft
£27k–£53k
£ per sqft
building cost only
£25–£48
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£7,679–£14,261
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,067–£23,037
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 history71d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£255,000 in 2019 → £135,000 asking
-47.1%in 7y
- 2019£255,000—
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 — +£162/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 | 10.35% | +£162 | £61,120 | 23.3% | Low | Feasible |
| Housing-benefit rent | 5.98% | -£244 | £61,120 | -16.7% | Med | Feasible |
| Council lease | 0.00% | -£740 | £61,120 | -73.8% | Low | Feasible |
| Refurb & refinance | 10.35% | +£162 | £74,148 | 19.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£191 | £165,623 | -1% | Med | Feasible |
| Rent by the room | 16.44% | -£590 | £91,120 | -29.0% | — | Feasible |
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
+£220/mo cash flow vs Rent it out if converted to Rent by the room
21.33% Return before costs on price converted vs 10.35% as-is
Room mix (3 lettable rooms)
3× Double @ £617/mo
≈ £1,850/mo gross room income
As-is Rent it out
Monthly profit+£174
Return before costs on price10.35%
Cash needed£45,648
If converted to Rent by the room
Monthly profit+£393
Return before costs on price21.33%
Cash needed£61,648
Δ vs Rent it out Monthly profit+£220
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£43,132–£81,000full refurb + room split
⚠️ Capped at 60% of £135,000 asking (£81,000). Raw model: £52,735–£99,035. Verify with a surveyor before offering.
What's in this cost
- Kitchen£7,067–£14,133
- 1 × bathroom£4,662–£8,547
- Rewire£3,589–£6,281
- Replumb£2,692–£5,383
- Windows£8,972–£16,150
- Paint + decor£6,281–£11,664
- Flooring£9,870–£18,842
Based on 4 HMO comps within 5.3 km
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
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- OutstandingWitham St Hughs AcademyPrimary · Academy converter · LN6 9WF
- GoodSwinderby All Saints Church of England Primary SchoolPrimary · Voluntary controlled school · LN6 9LU
- GoodThe North Hykeham All Saints Church of England Primary SchoolPrimary · Voluntary controlled school · LN6 9AB
- Not ratedKisimul SchoolNot applicable · Other independent special school · LN6 9LU
- Not ratedWitham Prospect SchoolNot applicable · Other independent special school · LN6 9JR
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£13,968
Section 24 credit£0
Annual tax due£557
Post-tax Monthly profit annual£1,838
Exit costs
Projected sale price (5y · 2%/yr growth)£149,051
Capital gain (pre-CGT)£14,051
Sale costs (~2.5%)£3,726
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£14,260
Rates as of Oct 2024
Acquisition costs
£61,120cash neededPurchase price£135,000
Deposit (25%)£33,750
Stamp duty+5% additional-property surcharge£6,950
Refurb£15,695
Legal + survey£1,700
Mortgage fees£3,025
Total cash neededdeposit + costs (loan covers the rest)£61,120
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Detailed Description
A three bedroom semi detached property which is in need of a full scheme of refurbishment, but it did have a complete new roof in 2025. Once complete the property will offer an ideal first home or buy to let investment opportunity with good local communities available within the popular Witham St Hughes residential development.
REGISTER TO BID To register to bid please click or copy and paste this link into your browser.
LEGAL PACK To register to view…
Floor plans
Nearby active comparables7 rentals
Comparable rentals
LN6 · same beds + typeMedian nearby: £1,195/mo · 6 of 7 already let+£31 vs our est
- Woodvale Close, Lincoln LN6Let3b£1,100/moMay 2026
- Wentworth Way, Lincoln, LN63b£895/moMay 2026
- Woodvale Close, Birchwood, Lincoln, L…Let3b£1,100/moMay 2026
- Wigsley Road, Birchwood, LN6Let3b£1,200/moMay 2026
- Tiber Road, North Hykeham, Lincoln, L…Let3b£1,195/moMay 2026
- Hainton Road, Lincoln, Lincolnshire,…Let3b£1,275/moMay 2026
- Hykeham Road, LincolnLet3b£1,300/moMay 2026
Other deals nearby
LN6 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Brown & Co
About this listing
71 days · RightmovePrice history
5-year price trend
Monthly profit
+£162
Cash needed
£61K
Return after costs
3.17%
IRR
3.73%
Listed 71d ago
5A, NETTLETON DRIVE, WITHAM ST HUGHS, LINCOLN, LN6 9GG
semi-detached · 3 bed · 1 bath · 1,097 sqft
£135,000
est £1,164 · 10.35% gross
Chain free
1 / 14
73/100
Solid
16.44% Rent by the room strategy — market rent unverified, verify locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.35% Return before costs — above-market
16.4% Rent by the room Return before costs — conversion play
Chain free
Price
£135K
Return before costs (best)
16.44%
Rent by the room
Bedrooms
3
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: £1,078–£1,257/mo · n=33
Financing
DepositYour cash in — the rest is the mortgage25% · £33,750
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 (£11,771–£21,973 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £101,250 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
+£162
after mortgage, operating costs & tax
Rent in£1,164/mo gross
£1,119/mo collected · £45/mo lost to voids
Where it goes
£548Mortgage£371Costs
£162/mo left as profit · 14% of rent kept
Mortgage£548
Costs£371
Management£116
Maintenance£67
Insurance£20
CapEx reserve£58
Voids + council tax£5
Ltd co. accounts£104
Tax£38
Profit+£162
Returns
Return before costs on price10.35%
Cash return on cash3.17%
Gross margin£748
Cash needed£61,120
Monthly profit payback31y 6m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.04
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 | £13,968 | £4,454 | £6,581 | £0 | £557 | £2,376 | £2,376 |
| Year 2 | £14,387 | £4,588 | £6,581 | £0 | £611 | £2,607 | £4,983 |
| Year 3 | £14,819 | £4,725 | £6,581 | £0 | £667 | £2,845 | £7,827 |
| Year 4 | £15,263 | £4,867 | £6,581 | £0 | £725 | £3,090 | £10,917 |
| Year 5 | £15,721 | £5,013 | £6,581 | £0 | £784 | £3,343 | £14,260 |
Rent by the room upside
What we verified
5007
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▾
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
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
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,316
Annual rental tax£455
CGT yr 5£0 · company level
5y net total£14,260
Acquisition costs
25% deposit£33,750
Stamp duty£6,950
Refurb£15,695
Legal + survey£1,700
Mortgage + broker£3,025
Cash needed£61,120
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
Detailed Description
A three bedroom semi detached property which is in need of a full scheme of refurbishment, but it did have a complete new roof in 2025. Once complete the property will offer an ideal first home or buy to let investment opportunity with good local communities available within the popular Witham St Hughes residential development.
REGISTER TO BID To register to bid please click or copy and paste this link into your browser.
LEGAL PACK To register to view…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice