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Year 5 disposal
BMV -7%
⊞ View all 11
85/ 100
Strong
8.08% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 8.08% return before costs — above-market
- Priced below market -7% 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
- 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
+£25/mo
Barely breaks even each month
Price vs market
Below market value
-7% vs 12 sold · interior unseen
Return · IRR
0.8%/yr
Modest annualised return
Cash left in
£57K
Stays in after refinancing at value
Price £150KCash to buy £66KReturn before costs on price 8.08%5-yr return on cash 8%Rent est. £1,010 (£984–£1,037)
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: £984–£1,037/mo · n=15
Financing
DepositYour cash in — the rest is the mortgage25% · £37,488
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £112,462.5 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£25
after mortgage, operating costs & tax
Rent in£1,010/mo gross
£971/mo collected · £39/mo lost to voids
Where it goes
£609Mortgage£331Costs
£25/mo left as profit · 3% of rent kept
Mortgage£609
Costs£331
Management£101
Maintenance£50
Insurance£20
CapEx reserve£51
Voids + council tax£5
Ltd co. accounts£104
Tax£6
Profit+£25
Returns
Return before costs on price8.08%
Cash return on cash0.46%
Gross margin£640
Cash needed£65,545
Monthly profit payback100+ yrs
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 | £12,120 | £3,973 | £7,310 | £0 | £159 | £678 | £678 |
| Year 2 | £12,484 | £4,092 | £7,310 | £0 | £206 | £876 | £1,554 |
| Year 3 | £12,858 | £4,214 | £7,310 | £0 | £253 | £1,081 | £2,635 |
| Year 4 | £13,244 | £4,341 | £7,310 | £0 | £303 | £1,290 | £3,925 |
| Year 5 | £13,641 | £4,471 | £7,310 | £0 | £353 | £1,507 | £5,432 |
Disposal gain (gross)-£13,340
CGT£0
Net Disposal proceeds£161,418
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
Conversion approvability
Per-property planning assessment
Likely approvable86% likely
Confidence: low
- 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)
- NO HMO concentration data for this council: neither a licensed register nor granted change-of-use decisions nearby. This is ABSENCE OF DATA, not absence of HMOs — verify with the council before relying on it
Rent by the room concentration nearby
≈0.0% within 100 m vs 10% policy
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 0YW · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Nottingham Trent · 46.6 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 · 990 sqft
£25k–£49k
£ per sqft
building cost only
£25–£49
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,930–£12,870
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,890–£20,790
Guide rates · UK May 2026 · sqft auto-estimated from beds
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 history1d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£140,000 in 2023 → £149,950 asking
+7.1%in 3y
- 2023£140,000+305.8% in 22y
- 2001£34,500—
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 — +£25/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 | 8.08% | +£25 | £65,545 | 8.3% | Low | Feasible |
| Housing-benefit rent | 5.39% | -£287 | £65,545 | -19.4% | Med | Feasible |
| Council lease | 0.00% | -£783 | £65,545 | -72.7% | Low | Feasible |
| Refurb & refinance | 8.08% | +£25 | £79,086 | 6.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£174 | £180,802 | 0% | Med | Feasible |
| Rent by the room | 13.20% | -£54 | £65,545 | 8.6% | — | 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
+£321/mo cash flow vs Rent it out if converted to Rent by the room
19.21% Return before costs on price converted vs 8.08% as-is
As-is Rent it out
Monthly profit+£25
Return before costs on price8.08%
Cash needed£49,386
If converted to Rent by the room
Monthly profit+£346
Return before costs on price19.21%
Cash needed£65,386
Δ vs Rent it out Monthly profit+£321
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
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
£47,867–£89,970full refurb + room split
⚠️ Capped at 60% of £149,950 asking (£89,970). Raw model: £48,990–£92,080. Verify with a surveyor before offering.
What's in this cost
- Kitchen£8,442–£16,884
- 1 × bathroom£5,569–£10,211
- Rewire£3,869–£6,771
- Replumb£2,902–£5,804
- Windows£9,673–£17,412
- Paint + decor£6,771–£12,575
- Flooring£10,640–£20,314
Comparables
sold within 0.5 miWide · CV 29.0%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Local HMO policy & concentration
≈0.0% within 100 m vs 10% policy
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodLeslie Manser Primary SchoolPrimary · Community school · LN6 0FB
- GoodLincoln Birchwood Junior SchoolPrimary · Community school · LN6 0NL
- Not ratedFortuna SchoolNot applicable · Community special school · LN6 0FB
- Not ratedThe Pilgrim SchoolNot applicable · Community special school · LN6 0DE
- Not ratedThe Kingsdown Nursery School, LincolnNursery · Local authority nursery school · LN6 0FB
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£12,120
Section 24 credit£0
Annual tax due£159
Post-tax Monthly profit annual£212
Exit costs
Projected sale price (5y · 2%/yr growth)£165,557
Capital gain (pre-CGT)£15,607
Sale costs (~2.5%)£4,139
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£5,432
Rates as of Oct 2024
Acquisition costs
£65,545cash neededPurchase price£149,950
Deposit (25%)£37,488
Stamp duty+5% additional-property surcharge£7,997
Refurb£15,111
Legal + survey£1,700
Mortgage fees£3,249
Total cash neededdeposit + costs (loan covers the rest)£65,545
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Situated on Staverton Crescent in Birchwood. Starkey&Brown are delighted to offer for sale this spacious three-bedroom house backing onto local woodland. Accommodation comprises three good-sized bedrooms on the first floor with a bathroom and a separate WC. Downstairs offers an entrance hallway, a spacious lounge and a separate kitchen diner. Additional benefits include a recently fitted gas central heating system fitted in 2025 and double-glazed windows. Outside, the propert…
Floor plans
Nearby active comparables7 rentals · 5 deals
Comparable rentals
LN6 · same beds + typeMedian nearby: £1,000/mo · 7 of 7 already let-£10 vs our est
- Severus Crescent, North Hykeham, LN6Let3b£1,000/moMay 2026
- Lucius Close, North Hykeham LN6Let3b£1,100/moMay 2026
- Severus Crescent, North Hykeham, Linc…Let3b£1,050/moMay 2026
- Crucible Close, North HykehamLet3b£1,000/moMay 2026
- Severus Crescent, North Hykeham, Linc…Let3b£1,050/moMay 2026
- Station Road, North Hykeham LN6Let3b£1,000/moDec 2025
- Cherry Blossom Court, Lincoln LN6Let3b£975/moJun 2025
Listing metarightmove · Starkey & Brown
About this listing
1 days · RightmovePrice history
5-year price trend
Monthly profit
+£25
Cash needed
£66K
Return after costs
0.46%
IRR
0.83%
Listed 1d ago
Staverton Crescent, Lincoln
terraced · 3 bed · 1 bath
£149,950
est £1,010 · 8.08% gross
Chain free
Priced below market
1 / 11
85/100
Strong
8.08% — verify the rent + comps locally.
Priced below market -7% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.08% Return before costs — above-market
Chain free
Price
£150K
7% below sold comps
Return before costs
8.08%
est rent £1,010/monot enough comparablesRange £984–£1,037/mo (Q1–Q3)
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: £984–£1,037/mo · n=15
Financing
DepositYour cash in — the rest is the mortgage25% · £37,488
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £112,462.5 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£25
after mortgage, operating costs & tax
Rent in£1,010/mo gross
£971/mo collected · £39/mo lost to voids
Where it goes
£609Mortgage£331Costs
£25/mo left as profit · 3% of rent kept
Mortgage£609
Costs£331
Management£101
Maintenance£50
Insurance£20
CapEx reserve£51
Voids + council tax£5
Ltd co. accounts£104
Tax£6
Profit+£25
Returns
Return before costs on price8.08%
Cash return on cash0.46%
Gross margin£640
Cash needed£65,545
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.59
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 | £12,120 | £3,973 | £7,310 | £0 | £159 | £678 | £678 |
| Year 2 | £12,484 | £4,092 | £7,310 | £0 | £206 | £876 | £1,554 |
| Year 3 | £12,858 | £4,214 | £7,310 | £0 | £253 | £1,081 | £2,635 |
| Year 4 | £13,244 | £4,341 | £7,310 | £0 | £303 | £1,290 | £3,925 |
| Year 5 | £13,641 | £4,471 | £7,310 | £0 | £353 | £1,507 | £5,432 |
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 miWide · CV 29.0%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,462
Annual rental tax£71
CGT yr 5£0 · company level
5y net total£5,432
Acquisition costs
25% deposit£37,488
Stamp duty£7,997
Refurb£15,111
Legal + survey£1,700
Mortgage + broker£3,249
Cash needed£65,545
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 on Staverton Crescent in Birchwood. Starkey&Brown are delighted to offer for sale this spacious three-bedroom house backing onto local woodland. Accommodation comprises three good-sized bedrooms on the first floor with a bathroom and a separate WC. Downstairs offers an entrance hallway, a spacious lounge and a separate kitchen diner. Additional benefits include a recently fitted gas central heating system fitted in 2025 and double-glazed windows. Outside, the propert…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice