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Year 5 disposal
BMV -22%
⊞ View all 18
77/ 100
Solid
Real 7.93% return before costs with manageable risks.
Why it works
- 7.93% return before costs — above-market
- Priced below market -22% 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 E — must hit C by 2030 (~£6,000–£12,000)
- 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
+£18/mo
Barely breaks even each month
Price vs market
Below market value
-22% vs 12 sold · interior unseen
Return · IRR
0.6%/yr
Modest annualised return
Cash left in
£41K
Stays in after refinancing at value
Price £195KCash to buy £81KReturn before costs on price 7.93%5-yr return on cash 7%Rent est. £1,288 (£1,200–£1,382)
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: £1,200–£1,382/mo · n=16
Financing
DepositYour cash in — the rest is the mortgage25% · £48,750
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 (£11,576–£21,608 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £146,250 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
+£18
after mortgage, operating costs & tax
Rent in£1,288/mo gross
£1,238/mo collected · £50/mo lost to voids
Where it goes
£792Mortgage£425Costs
£18/mo left as profit · 1% of rent kept
Mortgage£792
Costs£425
Management£129
Maintenance£100
Insurance£20
CapEx reserve£64
Voids + council tax£7
Ltd co. accounts£104
Tax£4
Profit+£18
Returns
Return before costs on price7.93%
Cash return on cash0.26%
Gross margin£814
Cash needed£80,959
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.56
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 | £15,456 | £5,095 | £9,506 | £0 | £162 | £693 | £693 |
| Year 2 | £15,920 | £5,248 | £9,506 | £0 | £221 | £945 | £1,638 |
| Year 3 | £16,397 | £5,405 | £9,506 | £0 | £282 | £1,204 | £2,841 |
| Year 4 | £16,889 | £5,567 | £9,506 | £0 | £345 | £1,471 | £4,312 |
| Year 5 | £17,396 | £5,734 | £9,506 | £0 | £409 | £1,746 | £6,058 |
Disposal gain (gross)-£13,371
CGT£0
Net Disposal proceeds£209,913
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
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 ratingE
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand E
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£6k–£12k
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 8QF · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Nottingham Trent · 45.5 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 · 1076 sqft
£27k–£52k
£ 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£7,532–£13,988
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£11,836–£22,596
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 history26d on marketno cuts yet
Strategy matrix
Rent it out wins — +£18/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 | 7.93% | +£18 | £80,959 | 7.5% | Low | Feasible |
| Housing-benefit rent | 4.14% | -£524 | £80,959 | -33.5% | Med | Feasible |
| Council lease | 0.00% | -£1,016 | £80,959 | -76.4% | Low | Feasible |
| Refurb & refinance | 7.93% | +£18 | £96,883 | 6.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£224 | £229,458 | 2% | Med | Feasible |
| Rent by the room | 10.15% | -£297 | £80,959 | -9.6% | — | 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
+£138/mo cash flow vs Rent it out if converted to Rent by the room
14.77% Return before costs on price converted vs 7.93% as-is
🔓 +2 bedrooms potential
medium confidence3 → 5 lettable rooms
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 6 habitable rooms (3 beds + 3 reception(s)) in 100 m²; convert 2 spare room(s) to bedrooms, keeping one reception as the lounge → up to 5 lettable rooms (1 double, 1 single) (incl. the garage — convertible to a bedroom or the communal area); sized to North Kesteven adopted standard (6.51/10.22 m²; Policy for the Mandatory Licensing of Houses in Multiple Occupation 2018-2023 (Appendix 13); Public Protection Licensing Fees 2025/26); loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); mandatory HMO licence (5+ persons, England)
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
3 → 5 bed HMO+1 double, +1 single
HMO licence
Sized to North Kesteven'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.
As-is Rent it out
Monthly profit+£65
Return before costs on price7.93%
Cash needed£60,648
If converted to Rent by the room
Monthly profit+£203
Return before costs on price14.77%
Cash needed£76,648
Δ vs Rent it out Monthly profit+£138
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£52,000–£97,670full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£4,304–£7,532
- Replumb£3,228–£6,456
- Windows£10,760–£19,368
- Paint + decor£7,532–£13,988
- Flooring£11,836–£22,596
Comparables
sold within 0.5 miWide · CV 31.7%Med confidence
Loading 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
- GoodThe Lincoln Manor Leas Infants SchoolPrimary · Academy converter · LN6 8BE
- Not ratedThe Lincoln St Christopher's SchoolNot applicable · Community special school · LN6 8AR
- Not ratedFosse Way AcademyPrimary · Academy converter · LN6 8DU
- Not ratedLing Moor Primary AcademyPrimary · Academy converter · LN6 8QZ
- Not ratedThe Lincoln Manor Leas Junior SchoolPrimary · Academy converter · LN6 8BE
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£15,456
Section 24 credit£0
Annual tax due£162
Post-tax Monthly profit annual£98
Exit costs
Projected sale price (5y · 2%/yr growth)£215,296
Capital gain (pre-CGT)£20,296
Sale costs (~2.5%)£5,382
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£6,058
Rates as of Oct 2024
Acquisition costs
£80,959cash neededPurchase price£195,000
Deposit (25%)£48,750
Stamp duty+5% additional-property surcharge£11,150
Refurb£15,434
Legal + survey£1,700
Mortgage fees£3,925
Total cash neededdeposit + costs (loan covers the rest)£80,959
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Nestled on St. Hughs Drive in the charming area of North Hykeham, Lincoln, this delightful detached bungalow presents an excellent opportunity for both families and investors alike. Spanning an impressive 1,076 square feet, the property boasts three well-proportioned bedrooms, a spacious reception room, and a conveniently located bathroom, making it an ideal home for those seeking comfort and practicality.
One of the standout features of this bungalow is its beautifully land…
Floor plans
Nearby active comparables3 rentals · 5 deals
Comparable rentals
LN6 · same beds + typeMedian nearby: £1,200/mo · 3 of 3 already let-£88 vs our est
- Rochester Drive, Lincoln, LN6Let3b£1,200/moMay 2026
- Rochester Drive, Lincoln, LN6Let3b£1,200/moMay 2026
- Rochester Drive, Lincoln LN6Let3b£1,200/moMay 2026
Listing metarightmove · Belvoir
About this listing
26 days · RightmovePrice history
5-year price trend
Monthly profit
+£18
Cash needed
£81K
Return after costs
0.26%
IRR
0.60%
Listed 26d ago
St. Hughs Drive, North Hykeham, Lincoln
detached · 3 bed · 1 bath · 1,076 sqft
£195,000
est £1,288 · 7.93% gross
EPC E
Priced below market
1 / 18
77/100
Solid
Real 7.93% — fundamentals work.
Priced below market -22% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.93% Return before costs — above-market
Energy rating E — Min. energy standard blocker by 2030 (~£6,000–£12,000 upgrade)
Price
£195K
22% below sold comps
Return before costs
7.93%
est rent £1,288/monot enough comparablesRange £1,200–£1,382/mo (Q1–Q3)
Bedrooms
3
1 bath
Energy rating
E
MEES (Minimum Energy Efficiency Standards) blocker by 2030
~£6,000–£12,000 upgrade
~£6,000–£12,000 upgrade
Deal flags1 issue
EPC E — 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: £1,200–£1,382/mo · n=16
Financing
DepositYour cash in — the rest is the mortgage25% · £48,750
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 (£11,576–£21,608 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £146,250 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
+£18
after mortgage, operating costs & tax
Rent in£1,288/mo gross
£1,238/mo collected · £50/mo lost to voids
Where it goes
£792Mortgage£425Costs
£18/mo left as profit · 1% of rent kept
Mortgage£792
Costs£425
Management£129
Maintenance£100
Insurance£20
CapEx reserve£64
Voids + council tax£7
Ltd co. accounts£104
Tax£4
Profit+£18
Returns
Return before costs on price7.93%
Cash return on cash0.26%
Gross margin£814
Cash needed£80,959
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.56
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 | £15,456 | £5,095 | £9,506 | £0 | £162 | £693 | £693 |
| Year 2 | £15,920 | £5,248 | £9,506 | £0 | £221 | £945 | £1,638 |
| Year 3 | £16,397 | £5,405 | £9,506 | £0 | £282 | £1,204 | £2,841 |
| Year 4 | £16,889 | £5,567 | £9,506 | £0 | £345 | £1,471 | £4,312 |
| Year 5 | £17,396 | £5,734 | £9,506 | £0 | £409 | £1,746 | £6,058 |
Rent by the room upside
What we verified
5016
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~£6,000–£12,000 to upgrade to CE
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 miWide · CV 31.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,901
Annual rental tax£49
CGT yr 5£0 · company level
5y net total£6,058
Acquisition costs
25% deposit£48,750
Stamp duty£11,150
Refurb£15,434
Legal + survey£1,700
Mortgage + broker£3,925
Cash needed£80,959
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
Nestled on St. Hughs Drive in the charming area of North Hykeham, Lincoln, this delightful detached bungalow presents an excellent opportunity for both families and investors alike. Spanning an impressive 1,076 square feet, the property boasts three well-proportioned bedrooms, a spacious reception room, and a conveniently located bathroom, making it an ideal home for those seeking comfort and practicality.
One of the standout features of this bungalow is its beautifully land…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice