3-bed detached for sale in Lincoln LN6 — £315K | Dwelfy

Deals · LN6 · Dore Avenue, North Hykeham LN6

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Cannot be let as it stands — fix that before any offer

You could not let it as it stands — and even with a tenant in it, it costs you £492 a month.

No rent at all can be collected until the EPC reaches E, so nothing on this page is reached by charging more. Price the work first, then decide what the property is worth to you with that spent.

Dore Avenue, North Hykeham LN6

3 BED DETACHEDListed today

£315,000

Why it works

Nothing counts in its favour while it cannot be let
Every figure that would go here — the return, the rent cover, the monthly profit — assumes a tenant can move in. Fix that first and this column is worth reading again.

Why to be cautious

Monthly profit −£492/mo — a real cost you carry every month you hold it
You would be topping it up every month, from your own income, for as long as you hold it.That can still be the plan if you are buying for capital growth — but it should be a decision, not a surprise. Try your own numbers →
-5.9% a year over five years — you tie up a lot of cash for what it returns
The capital you tie up is large relative to what the deal returns over five years.A lower offer or a smaller deposit changes this more than a higher rent does. Try a lower offer →
No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.

What would have to be true?
No price fixes this while it cannot be let
No rent at all can be collected until the EPC reaches E, so nothing on this page is reached by charging more.
energy rating F

What will the rent borrow?
Nothing, until it can be let
A lender sizes the loan on the rent, and no rent may be collected here as it stands. The test below is worth running again once the EPC clears E — not before.
no rent to test

Is it a good location?
Lincoln, LN6 8LQ
1 of 5 schools in this postcode area rated Good or Outstanding and flood risk checking… — open for the map, the schools and the rest.
Article 4Not assessed for this address
postcode area, not this address

Which strategy wins?
None of them, while it cannot be let
Every way of running this is a way of letting it, and none may be let as it stands. Which one wins is worth ranking once the EPC clears E — not before.
no way of letting is available

What would you walk away with?
Nothing we can put a figure on, while it cannot be let
Five years of holding it is five years of rent plus a sale, and no rent may be collected here as it stands. The sums are worth running again once the EPC clears E.
no rent to project

Could you let it by the room?
Not as it stands
Letting by the room is still letting, and this cannot be let until the EPC reaches E. What the rooms would pay is worth pricing once it can — spending on the conversion first buys a house-share nobody may move into.
no way of letting is available

Ready to move on this deal?

Generates an offer pack with your numbers & sources — take it to the agent.

Listing seen …

What if…

Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent).

You keep-£492/mo

All-in cash£109,475

PaybackNever

No rent at all can be collected until the EPC reaches E, so nothing on this page is reached by charging more.

Offer

Deposit

Mortgage rate

The dial above is the rate you would be quoted. Every figure on this page is worked at 6.50% — that rate plus a 0.75pp premium lenders add on a limited-company purchase.

Standard rental

Doing it up

Estimated, not surveyed — nobody has been inside.

More assumptions9

Mortgage term

Fixed for

Stress rate

Solicitor + survey

Lender fees

Insurance

Maintenance

Service charge

Ground rent

Where these figures came from13

Offer the asking price£315,000Asking price from listing

Deposit a typical assumption25%Standard 75% LTV for BTL

Mortgage rate a typical assumption5.75%5-year fixed at 75% LTV — 5.75% (as of 2026-09-14). 5.75% headline + 0.75pp limited-company product premium = 6.50% charged in this model.

Doing it up a typical figure, not a quote£1,350Per-property refurb estimate from the element rate-card model (£1,013–£1,890 range), VAT-inclusive

Mortgage term a general default, not this property25 yrs

Fixed for a typical assumption5 yrsFixed for 5 years (5-year fixed at 75% LTV); after the fix the projection charges the reversion rate — a stated assumption, not a forecast.

Stress rate a typical assumption7.50%The higher of 5.5% and your rate + 2 points (PRA SS13/16): 7.5%

Solicitor + survey a typical figure, not a quote£2,150Standard house — £1,400 legal + £750 survey

Lender fees a typical figure, not a quote£5,7252% product fee on £236,250 loan + £1,000 booking fee

Insurance a typical figure, not a quote£28/moTypical BTL building+landlord cover for £200K–£400K

Maintenance a typical figure, not a quote£100/moDetached: £100/mo proxy (more roof + grounds)

Service charge a typical figure, not a quote£0/moFreehold — no service charge (scraper field ignored if present)

Ground rent a typical figure, not a quote£0/moFreehold — no ground rent (scraper field ignored if present)

These are this page’s own derivation notes, unedited. A figure marked a typical figure, not a quote is our model of a cost for a property of this kind in this area — not a price anybody has given you, and the first thing worth replacing with a real one.

Notes

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Listed by

Starkey & Brown

01522 397639 View on portal

Asking price£315,000

You could not let it as it stands — and even with a tenant in it, it costs you £492 a month.

Will it pay?CalculatorNot while it cannot be letEvery figure here is rent minus costs, and no rent may be collected here as it stands. What it pays is worth asking again once the EPC clears E — not before.£1,280 mortgage£1,266 rent in£492 short□ no rent may be collected

What will it cost me to buy?Breakdown£108,125 + refurb costs£29,375 of that never comes back — stamp duty, solicitor and lender fees.£108,125 to buy itdeposit · stamp duty · solicitor · fees~£1,350, unseen□ works not inspected

What would have to be true?No price fixes this while it cannot be letNo rent at all can be collected until the EPC reaches E, so nothing on this page is reached by charging more.■ energy rating F

What will the rent borrow?Nothing, until it can be letA lender sizes the loan on the rent, and no rent may be collected here as it stands. The test below is worth running again once the EPC clears E — not before.□ no rent to test

How big is it, really?The planThe rooms are on the plan; the total is notThe plan is on file; the floor area is not.□ no floor area published

Is it a good location?Open the mapLincoln, LN6 8LQ1 of 5 schools in this postcode area rated Good or Outstanding and flood risk checking… — open for the map, the schools and the rest.Article 4Not assessed for this address■ postcode area, not this address

Which strategy wins?None of them, while it cannot be letEvery way of running this is a way of letting it, and none may be let as it stands. Which one wins is worth ranking once the EPC clears E — not before.□ no way of letting is available

What would you walk away with?Nothing we can put a figure on, while it cannot be letFive years of holding it is five years of rent plus a sale, and no rent may be collected here as it stands. The sums are worth running again once the EPC clears E.□ no rent to project