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Year 5 disposal
⊞ View all 14
12/ 100
Weak
6.15% return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£362/mo — significantly negative — real recurring drain
- -6.5% 5y IRR — capital outlay disproportionate to returns
- 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
−£362/mo
You top up £362/mo
Price vs market
Above comparable sales
+28% vs 12 sold
Return · IRR
-6.5%/yr
Loses money over 5 years
Cash to get in
£69K
Deposit + fees + refurb
Price £200KReturn before costs on price 6.15%5-yr return on cash -25%Rent est. £1,025 (£867–£1,212)
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: £867–£1,212/mo · n=98
Financing
DepositYour cash in — the rest is the mortgage25% · £50,000
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £150,000 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£362
after mortgage, operating costs & tax
Rent in£1,025/mo gross
£986/mo collected · £39/mo lost to voids
Where it goes
£813Mortgage£535Costs
Outgoings exceed rent — you top up £362/mo
Mortgage£813
Costs£535
Management£103
Maintenance£67
Insurance£28
CapEx reserve£51
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£362
Returns
Return before costs on price6.15%
Cash return on cash-6.31%
Gross margin£450
Cash needed£68,850
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.21
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 | £12,300 | £6,421 | £9,750 | £0 | £0 | -£3,871 | -£3,871 |
| Year 2 | £12,669 | £6,614 | £9,750 | £0 | £0 | -£3,695 | -£7,566 |
| Year 3 | £13,049 | £6,812 | £9,750 | £0 | £0 | -£3,513 | -£11,079 |
| Year 4 | £13,441 | £7,016 | £9,750 | £0 | £0 | -£3,326 | -£14,404 |
| Year 5 | £13,844 | £7,227 | £9,750 | £0 | £0 | -£3,133 | -£17,538 |
Disposal gain (gross)£446
CGT£85
Net Disposal proceeds£215,211
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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
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 1HA · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Nottingham Trent · 51.1 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 · 2-bath · 769 sqft
£24k–£48k
£ per sqft
building cost only
£32–£63
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£5,383–£9,997
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,459–£16,149
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history22d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£163,500 in 2018 → £200,000 asking
+22.3%in 8y
- 2018£163,500—
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 — -£362/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 | 6.15% | -£362 | £68,850 | -25.5% | Low | Feasible |
| Housing-benefit rent | 3.59% | -£751 | £68,850 | -60.8% | Med | Feasible |
| Council lease | 0.00% | -£1,187 | £68,850 | -105.4% | Low | Feasible |
| Refurb & refinance | 6.15% | -£362 | £79,390 | -22.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£374 | £215,390 | 9% | 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
+£340/mo cash flow vs Rent it out if converted to Rent by the room
14.40% Return before costs on price converted vs 6.15% as-is
As-is Rent it out
Monthly profit-£152
Return before costs on price6.15%
Cash needed£61,898
If converted to Rent by the room
Monthly profit+£187
Return before costs on price14.40%
Cash needed£77,898
Δ vs Rent it out Monthly profit+£340
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
£40,000
Range: £34,000 – £48,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 86% likely
medium confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- concentration ~3.0% within 100m (3 known HMOs) — below the 10% threshold
- local council HMO approval rate 86% (132 decisions)
3 known HMOs within 100 m · ≈3.0% within 100 m vs 10% policy
£46,955–£88,165full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£3,076–£5,383
- Replumb£2,307–£4,614
- Windows£7,690–£13,842
- Paint + decor£5,383–£9,997
- Flooring£8,459–£16,149
Comparables
sold within 0.5 miWide · CV 50.0%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)
3 known HMOs within 100 m · ≈3.0% within 100 m vs 10% policy · 1 pending HMO application nearby
Schools & catchment1 school nearby
Nearby schoolsOfsted-rated, nearest first1 of 5
- Not ratedLincoln UTCSecondary · University technical college · LN2 1PF
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£12,300
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£4,344
Exit costs
Projected sale price (5y · 2%/yr growth)£220,816
Capital gain (pre-CGT)£20,816
Sale costs (~2.5%)£5,520
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-£17,538
Rates as of Oct 2024
Acquisition costs
£68,850cash neededPurchase price£200,000
Deposit (25%)£50,000
Stamp duty+5% additional-property surcharge£11,500
Refurb£1,350
Legal + survey£2,000
Mortgage fees£4,000
Total cash neededdeposit + costs (loan covers the rest)£68,850
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A superb two-bedroom first-floor flat, ideally situated on St Swithin’s Square in the heart of Lincoln. The property has been fully refurbished throughout and offers stylish, ready-to-move-into accommodation extending to approximately 769 sq ft, with the added benefit of an exceptionally generous private balcony.
The centrepiece of the flat is the bright and spacious open-plan kitchen and living room, offering plenty of space to relax, dine and entertain. The contemporary fi…
Floor plans
Nearby active comparables20 rentals
Comparable rentals
LN2 · same beds + typeMedian nearby: £975/mo · 18 of 20 already let-£50 vs our est
- Friars Mews, Lincoln2b£875/moMay 2026
- St. Annes Road, Lincoln2b£950/moMay 2026
- Olsen Rise, Lincoln, LN2Let2b£975/moMay 2026
- Olsen Rise, Lincoln, LN2Let2b£800/moMay 2026
- Thorngate House, St. Swithins Square,…Let2b£1,200/moMay 2026
- Olsen Rise, Lincoln, LN2Let2b£975/moMay 2026
- Museum Court, LINCOLNLet2b£1,100/moMay 2026
- Manton Road, LINCOLNLet2b£1,100/moMay 2026
- Waterside House, Waterside North, LIN…Let2b£1,000/moMay 2026
- Olsen Rise, LINCOLNLet2b£950/moMay 2026
- Stonebow House, The Glory Hole, LINCO…Let2b£1,150/moMay 2026
- Apartment 29, 44 Greetwell Gate, Linc…Let2b£1,200/moMay 2026
- Broadgate, LincolnLet2b£725/moMay 2026
- Navona House, Olsen Rise, Lincoln, LN…Let2b£800/moMay 2026
- Venables Way, LINCOLNLet2b£1,300/moMay 2026
- Pigot Way, Lincoln, LN2Let2b£850/moMay 2026
- Waterside North, LINCOLNLet2b£1,250/moMay 2026
- Flaxley Close, LincolnLet2b£900/moMay 2026
- Wesleyan Court, Lincoln, LN2Let2b£850/moMay 2026
- Museum Court, LincolnLet2b£1,150/moMay 2026
Other deals nearby
LN2 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Winkworth
About this listing
22 days · RightmovePrice history
5-year price trend
Monthly profit
−£362
Cash needed
£69K
Return after costs
-6.31%
IRR
-6.50%
Listed 22d ago
St. Swithins Square, Lincoln, Lincolnshire, LN2
flat · 2 bed · 2 bath · 769 sqft
£200,000
est £1,025 · 6.15% gross
1 / 14
12/100
Marginal
6.15% — verify the rent + comps locally.
6.15% Return before costs — around the area average for this property type.
Monthly profit −£362/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£200K
28% above sold comps
Return before costs
6.15%
est rent £1,025/mo98 comps within 500 mRange £867–£1,212/mo (Q1–Q3)
Bedrooms
2
2 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: £867–£1,212/mo · n=98
Financing
DepositYour cash in — the rest is the mortgage25% · £50,000
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £150,000 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£362
after mortgage, operating costs & tax
Rent in£1,025/mo gross
£986/mo collected · £39/mo lost to voids
Where it goes
£813Mortgage£535Costs
Outgoings exceed rent — you top up £362/mo
Mortgage£813
Costs£535
Management£103
Maintenance£67
Insurance£28
CapEx reserve£51
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£362
Returns
Return before costs on price6.15%
Cash return on cash-6.31%
Gross margin£450
Cash needed£68,850
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.21
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 | £12,300 | £6,421 | £9,750 | £0 | £0 | -£3,871 | -£3,871 |
| Year 2 | £12,669 | £6,614 | £9,750 | £0 | £0 | -£3,695 | -£7,566 |
| Year 3 | £13,049 | £6,812 | £9,750 | £0 | £0 | -£3,513 | -£11,079 |
| Year 4 | £13,441 | £7,016 | £9,750 | £0 | £0 | -£3,326 | -£14,404 |
| Year 5 | £13,844 | £7,227 | £9,750 | £0 | £0 | -£3,133 | -£17,538 |
Rent by the room upside
What we verified
2307
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeLeasehold
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 let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miWide · CV 50.0%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,950
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£17,538
Acquisition costs
25% deposit£50,000
Stamp duty£11,500
Refurb£1,350
Legal + survey£2,000
Mortgage + broker£4,000
Cash needed£68,850
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
A superb two-bedroom first-floor flat, ideally situated on St Swithin’s Square in the heart of Lincoln. The property has been fully refurbished throughout and offers stylish, ready-to-move-into accommodation extending to approximately 769 sq ft, with the added benefit of an exceptionally generous private balcony.
The centrepiece of the flat is the bright and spacious open-plan kitchen and living room, offering plenty of space to relax, dine and entertain. The contemporary fi…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice