3-bed
Motherby Hill, Lincoln
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Asking price
£495,000
Verdict
Looks fair for the area
What you could do with it
Estimated gross yields from current rental comps. Numbers are pre-cost — service, voids, mortgage, management still come off these.
Standard BTL
£1,075/mo
2.6% gross yield
Open-market tenant on a 12-month AST.
HMO (rooms)
Best fit£1,431/mo
3.5% gross yield
4–6 individual tenants, shared living. Highest yield, most management.
LHA / Section 8
£673/mo
1.6% gross yield
Council-paid tenant. Stable rent, longer tenancies, slight discount to market.
Council lease
£572/mo
1.4% gross yield
3–5 yr guaranteed-rent lease to a housing association. Hands-off.
Who is this for?
Quick read across the buyer personas. ✅ = good fit · ⚠ = workable with caveats · ❌ = look elsewhere.
Family home
3-bed but EPC unknown — factor retrofit cost or budget for it.
Standard BTL
2.6% gross — won't cover costs at current rates.
HMO (rooms)
3.5% HMO yield is too low for the management overhead.
Buy + rent later
Rent wouldn't cover mortgage — selling to exit may be your only option.
The numbers
England (SDLT) · 75% LTV mortgage at 5.5% over 25 years (capital repayment).
Stamp duty
First-time buyer
£3,500
Home mover
£12,250
2nd home / BTL
£37,000
Mortgage @ 75% LTV
- Loan
- £371,250
- Deposit
- £123,750
- Per month
- £2,280
Cash you'd need to walk in (deposit + investor SDLT, before legal/survey): £160,750
Should you pay this?
Asking price is in line with what 3-bed homes have been selling for nearby.
Contains HM Land Registry data © Crown copyright and database right.
What it'd rent for
£1,075/month2.61% gross yield
Most landlords need 5%+ gross to break even after costs in this area, so this is tight as a fallback — worth running the numbers carefully.
Property features
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Crime risk
Flood risk
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