Sold STC Semi-detached

91 PARKSIDE WAY

GAINSBOROUGH, LINCOLNSHIRE DN21 1JB

3 beds 2 baths 958 sq ft Listed 9 Oct 2024 (-612d)

£175,000

Offers in Excess of

Reduced on 14 Oct 2025

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# 3 bedroom semi-detached house for sale (DN21 1JB)

## Property Details

| Key | Value |
|-----|-------|
| Address | 91 PARKSIDE WAY, GAINSBOROUGH, LINCOLNSHIRE DN21 1JB |
| Price | £175,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Council tax | B |
| Floor area | 89 m² |
| Last sold | £177,000 Feb 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** A
- **Expiry date:** 04/10/2032
- **Current heating cost:** £245/year
- **Est. upgrade cost to C:** £9,500

### Recommendations
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0850-3920-1300-4442-9200)

## Description

THREE BEDROOM  /  SEMI-DETACHED  /  OFF ROAD PARKING  /  PRIVATE REAR GARDEN  /  KITCHEN DINER  /  IDEAL FIST TIME BUY  /  COUNCIL TAX BAND B  /  CALL NOW TO VIEW

EPC rating: B. Tenure: Freehold,

## Property Photos

- ![Photo](/listings/photos/153559061/196342)
- ![Photo](/listings/photos/153559061/196343)
- ![Photo](/listings/photos/153559061/196344)
- ![Photo](/listings/photos/153559061/196345)
- ![Photo](/listings/photos/153559061/196346)
- ![Photo](/listings/photos/153559061/196347)
- ![Photo](/listings/photos/153559061/196348)
- ![Photo](/listings/photos/153559061/196349)
- ![Photo](/listings/photos/153559061/196350)
- ![Photo](/listings/photos/153559061/196351)
- ![Photo](/listings/photos/153559061/196352)
- ![Photo](/listings/photos/153559061/196353)
- ![Photo](/listings/photos/153559061/196354)
- ![Photo](/listings/photos/153559061/196355)

## Floorplans

- ![Floorplan](/listings/photos/153559061/196356) - Floorplan

## EPC Graphs

- ![EPC Certificate](/listings/photos/153559061/196357) - EPC Certificate

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 91 PARKSIDE WAY, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1JB | £177,000 | 13/02/2026 | Semi-detached |
| 91 PARKSIDE WAY, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1JB | £192,000 | 09/12/2022 | Semi-detached |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 16 FOXBY MEWS, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1FR | £200,000 | 08/08/2025 | Semi-detached |
| [Same street] 99 PARKSIDE WAY, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1JB | £182,000 | 28/11/2023 | Semi-detached |
| 8 CLAREMONT ROAD, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1QW | £157,000 | 24/11/2023 | Semi-detached |
| [Same street] 109 PARKSIDE WAY, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1JB | £190,000 | 17/11/2023 | Semi-detached |
| [Same street] 101 PARKSIDE WAY, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1JB | £182,000 | 13/10/2023 | Semi-detached |
| 63 THE PINES, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1PW | £139,000 | 29/09/2023 | Semi-detached |
| 4 GEOFF LANE, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1FL | £225,995 | 28/09/2023 | Semi-detached |
| [Same street] 87 PARKSIDE WAY, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1JB | £220,000 | 11/08/2023 | Detached |
| [Same street] 103 PARKSIDE WAY, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1JB | £280,000 | 11/08/2023 | Detached |
| 88 BREWSTER ROAD, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1ZA | £111,500 | 12/06/2023 | Semi-detached |
| 100 FOXBY MEWS, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1FR | £147,696 | 23/03/2023 | Semi-detached |
| 70 FOXBY MEWS, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1FR | £214,995 | 21/12/2022 | Semi-detached |
| 68 FOXBY MEWS, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1FR | £214,995 | 21/12/2022 | Semi-detached |
| 74 FOXBY MEWS, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1FR | £205,995 | 21/12/2022 | Semi-detached |
| 6 CLAREMONT ROAD, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1QW | £145,000 | 19/12/2022 | Semi-detached |
| [Same street] 71 PARKSIDE WAY, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1JB | £237,500 | 16/12/2022 | Detached |
| 62 FOXBY MEWS, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1FR | £178,200 | 16/12/2022 | Semi-detached |
| [Same street] 93 PARKSIDE WAY, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1JB | £192,000 | 07/12/2022 | Semi-detached |
| [Same street] 105 PARKSIDE WAY, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1JB | £192,000 | 29/11/2022 | Semi-detached |
| [Same street] 85 PARKSIDE WAY, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1JB | £194,950 | 23/11/2022 | Semi-detached |
| [Same street] 107 PARKSIDE WAY, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1JB | £199,425 | 17/11/2022 | Semi-detached |
| 60 FOXBY MEWS, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1FR | £205,995 | 31/10/2022 | Semi-detached |
| 66 FOXBY MEWS, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1FR | £193,995 | 31/10/2022 | Semi-detached |
| 31 FOXBY MEWS, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1FA | £215,995 | 31/10/2022 | Semi-detached |
| 29 FOXBY MEWS, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1FA | £214,995 | 27/10/2022 | Semi-detached |
| [Same street] 89 PARKSIDE WAY, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1JB | £229,950 | 21/10/2022 | Detached |
| 4 THOMAS COOPER DRIVE, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1ED | £197,995 | 21/10/2022 | Semi-detached |
| [Same street] 83 PARKSIDE WAY, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1JB | £193,000 | 14/10/2022 | Semi-detached |
| 25 FOXBY MEWS, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1FA | £214,995 | 05/10/2022 | Semi-detached |
| 2 THOMAS COOPER DRIVE, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1ED | £162,995 | 30/09/2022 | Semi-detached |
| 23 FOXBY MEWS, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1FA | £211,995 | 30/09/2022 | Semi-detached |
| [Same street] 47 PARKSIDE WAY, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1JB | £190,000 | 23/09/2022 | Semi-detached |
| 52 FOXBY MEWS, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1FR | £211,995 | 22/09/2022 | Semi-detached |
| [Same street] 3 PARKSIDE WAY, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1JB | £239,500 | 05/08/2022 | Detached |
| [Same street] 11 PARKSIDE WAY, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1JB | £187,500 | 19/07/2022 | Semi-detached |

**Street average:** £207,322 (15 sales)
**Area average:** £188,567 (20 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £159,817 (56 Semi-detached, DN21, 2024–2026)
- **Deviation:** +9.5%

## Rental Range

*ONS Price Index of Private Rents (West Lindsey). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £642/mo
- **Realistic:** £713/mo
- **Optimistic:** £784/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Lincoln (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £673/mo

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Lea Road, DN21 | £950/mo | 3 | 0.6 miles | OpenRent |
| 3 Bed Terraced House, Stanley Street, DN21 | £650/mo | 3 | 0.62 miles | OpenRent |

**Average rent: £800/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.46% (weak for cashflow)
- **Max investor price (0.8%):** £100,000
- **Target investor price (1%):** £80,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £800/mo).*

- **Gross yield:** 5.5%
- **Cost-to-rent:** 18.2×
- **Monthly cashflow:** £6/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.1%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Price per Square Metre

- **£/m²:** £1,966/m²

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** -4.9%
- **10y growth:** 25.8%

## House Price Index (HM Land Registry)

*Official index for West Lindsey; Semi-detached series; as of March 2026.*

- **1y growth (index):** 2.2%
- **5y growth (index):** 13.1%
- **10y growth (index):** 45.5%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

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Property details

Tenure

FREEHOLD

Floor area

89 m²

Council tax band

EPC rating

Last sold

£177,000 Feb 2026

Price per m²

£1,966/m²

Local average

£159,817 (+9.5%)

Deprivation

Decile 2 (5,457 of 33,755)

Street crime

183 incidents within 1 mile (Apr 2026)

Key features

THREE BEDROOM
SEMI-DETACHED
IDEAL FAMILY HOME
8 YEAR NHBC REMAINING
COUNCIL TAX BAND B
CALL NOW TO VIEW

Additional details

Heating: Gas central
Parking: Driveway
Garden: Private garden
Listed property: No

Description

THREE BEDROOM / SEMI-DETACHED / OFF ROAD PARKING / PRIVATE REAR GARDEN / KITCHEN DINER / IDEAL FIST TIME BUY / COUNCIL TAX BAND B / CALL NOW TO VIEW
EPC rating: B. Tenure: Freehold,

Listed by

Gainsborough

The Property Franchise Group

Reference: 153559061

EPC Rating & Upgrade Cost

Current rating: B

Potential rating: A

Inspection date: 05/10/2022

Expiry date: 04/10/2032

Current heating cost: £245/year

Potential heating cost: £245/year

Est. upgrade cost to C: £9,500

Recommendations

Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Certificate

Price history

-8% since 2022

Event	Date	Price	% change
Sold	13/02/2026 (4 months ago)	£177,000	-7.8%
Sold	09/12/2022 (3 years ago)	£192,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
16 FOXBY MEWS, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1FR	£200,000	08/08/2025	Semi-detached
Same street 99 PARKSIDE WAY, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1JB	£182,000	28/11/2023	Semi-detached
8 CLAREMONT ROAD, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1QW	£157,000	24/11/2023	Semi-detached
Same street 109 PARKSIDE WAY, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1JB	£190,000	17/11/2023	Semi-detached
Same street 101 PARKSIDE WAY, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1JB	£182,000	13/10/2023	Semi-detached
63 THE PINES, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1PW	£139,000	29/09/2023	Semi-detached
4 GEOFF LANE, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1FL	£225,995	28/09/2023	Semi-detached
Same street 87 PARKSIDE WAY, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1JB	£220,000	11/08/2023	Detached
Same street 103 PARKSIDE WAY, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1JB	£280,000	11/08/2023	Detached
88 BREWSTER ROAD, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1ZA	£111,500	12/06/2023	Semi-detached
100 FOXBY MEWS, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1FR	£147,696	23/03/2023	Semi-detached
70 FOXBY MEWS, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1FR	£214,995	21/12/2022	Semi-detached
68 FOXBY MEWS, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1FR	£214,995	21/12/2022	Semi-detached
74 FOXBY MEWS, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1FR	£205,995	21/12/2022	Semi-detached
6 CLAREMONT ROAD, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1QW	£145,000	19/12/2022	Semi-detached
Same street 71 PARKSIDE WAY, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1JB	£237,500	16/12/2022	Detached
62 FOXBY MEWS, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1FR	£178,200	16/12/2022	Semi-detached
Same street 93 PARKSIDE WAY, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1JB	£192,000	07/12/2022	Semi-detached
Same street 105 PARKSIDE WAY, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1JB	£192,000	29/11/2022	Semi-detached
Same street 85 PARKSIDE WAY, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1JB	£194,950	23/11/2022	Semi-detached
Same street 107 PARKSIDE WAY, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1JB	£199,425	17/11/2022	Semi-detached
60 FOXBY MEWS, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1FR	£205,995	31/10/2022	Semi-detached
66 FOXBY MEWS, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1FR	£193,995	31/10/2022	Semi-detached
31 FOXBY MEWS, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1FA	£215,995	31/10/2022	Semi-detached
29 FOXBY MEWS, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1FA	£214,995	27/10/2022	Semi-detached
Same street 89 PARKSIDE WAY, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1JB	£229,950	21/10/2022	Detached
4 THOMAS COOPER DRIVE, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1ED	£197,995	21/10/2022	Semi-detached
Same street 83 PARKSIDE WAY, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1JB	£193,000	14/10/2022	Semi-detached
25 FOXBY MEWS, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1FA	£214,995	05/10/2022	Semi-detached
2 THOMAS COOPER DRIVE, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1ED	£162,995	30/09/2022	Semi-detached
23 FOXBY MEWS, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1FA	£211,995	30/09/2022	Semi-detached
Same street 47 PARKSIDE WAY, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1JB	£190,000	23/09/2022	Semi-detached
52 FOXBY MEWS, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1FR	£211,995	22/09/2022	Semi-detached
Same street 3 PARKSIDE WAY, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1JB	£239,500	05/08/2022	Detached
Same street 11 PARKSIDE WAY, GAINSBOROUGH, WEST LINDSEY, LINCOLNSHIRE, DN21 1JB	£187,500	19/07/2022	Semi-detached

Street average: £207,322 (15 sales)

Area average: £188,567 (20 sales)

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth -4.9%

10y growth 25.8%

House Price Index (HM Land Registry — official index, not sold-price averages): West Lindsey. Series: Semi-detached. As of March 2026.

1y (index) 2.2%

5y (index) 13.1%

10y (index) 45.5%

Rental Range

Estimated market rent for West Lindsey. Low = conservative, Realistic = average, Optimistic = best case.

Low £642/mo

Realistic £713/mo

Optimistic £784/mo

Based on Local Authority from postcode lookup → West Lindsey.

LHA (30th percentile) floor for Lincoln: £673/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View DN21 1JB

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	The Pines	0.1 miles
Shop	Eden Tyres & Servicing	0.5 miles
Shop	Morrisons	0.5 miles
Train station	Gainsborough Lea Road	0.5 miles
Train station	Gainsborough Central	1.0 miles
Hospital	John Coupland Hospital	2.0 miles
Hospital	Rampton Secure Hospital	7.5 miles

Street-level crime

Category	Count
Violence and sexual offences	47
Anti-social behaviour	36
Shoplifting	26
Criminal damage and arson	25
Public order	14
Other theft	8
Drugs	6
Other crime	6
Vehicle crime	5
Burglary	4
Possession of weapons	4
Bicycle theft	1
Robbery	1
Total incidents	183

Within 1 mile during Apr 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
St George's Church of England Community Primary School, Gainsborough	Primary	0.3 miles	Good — 23 Jan 2024
Benjamin Adlard Primary School	Primary	0.5 miles	Good — 6 Jul 2016
The Gainsborough Hillcrest Early Years Academy	Primary	0.8 miles	Outstanding — 5 Nov 2014
Warren Wood - A Specialist Academy	Other	0.8 miles	Good — 13 Jan 2022
The Gainsborough Charles Baines Community Primary School	Primary	0.8 miles	Good — 26 Nov 2019

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
3 Bed Semi-Detached House, Lea Road, DN21	£950/mo	3	0.6 miles	OpenRent
3 Bed Terraced House, Stanley Street, DN21	£650/mo	3	0.62 miles	OpenRent

Average rent: £800/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.46%

Max investor price (0.8%) £100,000

Target investor price (1%) £80,000

Gross yield 5.5%

Cost-to-rent ratio 18.2×

Monthly cashflow £6/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 0.1%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).