Sold STC Detached

5 FERN DRIVE

SPALDING, LINCOLNSHIRE PE11 1GG

4 beds 3 baths 161 m² Listed 28 May 2020 (-2207d)

£340,000

Offers in Excess of

Reduced on 29 Jun 2020

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# 4 bedroom detached house for sale (PE11 1GG)

## Property Details

| Key | Value |
|-----|-------|
| Address | 5 FERN DRIVE, SPALDING, LINCOLNSHIRE PE11 1GG |
| Price | £340,000 |
| Bedrooms | 4 |
| Bathrooms | 3 |
| Last sold | £340,000 Oct 2020 |

## Description

To the first floor there are four double bedrooms with en suite to master, a ‘Jack & Jill’ bathroom serving two bedrooms and a family bathroom.  Outside there’s a private landscaped rear garden including a hot tub, a detached double garage and an exceptionally large front garden with a driveway providing off road parking for numerous vehicles.  Benefitting from full gas central heating (new boiler installed 18 months ago along with a ‘hive' system) and UPVC double glazing throughout; viewing is advised.

Location…

The Georgian market town of Spalding offers a full range of shopping, banking, leisure, commercial, educational and medical facilities along with bus and railway stations. The Cathedral City of Peterborough is twenty miles to the south and has a fast train link with London’s Kings Cross journey time 46 minutes; ideal for the commuter.

Springfields Outlet Shopping Centre is only a two minute drive providing beautiful gardens, a garden centre, shops, cafe's and restaurants. Easy access is provided to the A16 bypass providing convenient access to Peterborough, Stamford and Boston.

Property details…

ENTRANCE HALL with stairs to the first floor and open to a gallery landing.

SNUG / FAMILY ROOM 3.56m x 3.71m with twin Upvc windows to the front aspect. Glazed doors leading into hallway.

LOUNGE 5.36m x 3.71m with twin Upvc windows to the front aspect. Glazed doors leading to the dining room. Feature fireplace with coal effect gas fire.

DINING ROOM 2.79m x 2.95m with Upvc French doors to the garden, door to kitchen breakfast room.

STUDY / OFFICE 2.74m x 2.01m with Upvc window to the side aspect.

CLOAKROOM WC with obscured Upvc window to the side aspect, WC and pedestal wash basin.

KITCHEN BREAKFAST ROOM 2.74m x 2.31m open to breakfast area, Upvc window to the rear aspect overlooking the rear garden, recently fitted Karndean flooring. Range of fitted units with complimentary work surfaces over, eye level double oven, gas hob with extractor hood over, double sink with drainer. Door to utility room.

BREAKFAST AREA 3.78m x 3.00m open to main kitchen, door to dining room, Upvc French doors to the rear garden.

UTILITY ROOM with Upvc window to the side aspect, door to rear garden. Base unit with worktop over with inset sink drainer. Space and plumbing for washing machine.

FIRST FLOOR LANDING is galleried with doors off to bedrooms and a window seat with views to the front aspect. Cupboard housing central heating boiler and shelving.

MASTER BEDROOM 4.06m x 4.65m with Upvc window to the rear aspect, built in double wardrobes. Door to en suite.

EN SUITE  recently refitted en suite with low level WC, pedestal wash basin within vanity unit and large walk in ‘rainfall’ shower. Tiled walls and tiled flooring. Heated towel rail. Upvc window to rear.

BEDROOM TWO 3.05m x 3.30m with Upvc double glazed windows to the front aspect. Built in wardrobe, door leading to 'Jack & Jill’ en suite.

JACK & JILL EN SUITE refitted with low level WC, pedestal wash basin housed within vanity unit and shower cubicle. Heated towel rail, Upvc window to side, tiled flooring and walls.

BEDROOM THREE 3.33m x 3.76m with two Upvc windows to the front aspect. Built in cupboard.

BEDROOM FOUR 2.57m x 2.62m with Upvc window to the rear aspect. Door to ‘Jack & Jill’ en suite.

FAMILY BATHROOM with Upvc window to rear, bathroom suite comprising low level WC, pedestal wash basin and panelled bath with mixer tap and hose over.

OUTSIDE to the front there’s an extensive area laid to lawn alongside a block paved driveway providing off road parking for numerous vehicles. Side gated access to the rear. The private and enclosed rear garden is mainly laid to lawn with a decked seating area and a garden patio. There’s also a hot tub with timber enclosure.

## Property Photos

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## Floorplans

- ![FernDriveSpaldingPE11-High-2](/listings/photos/92812649/273231) - FernDriveSpaldingPE11-High-2

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 5 FERN DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1GG | £340,000 | 05/10/2020 | 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 BAXTER GARDENS, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3YL | £262,000 | 18/12/2025 | Detached |
| 10 ST HELENA DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1UF | £299,950 | 18/12/2025 | Detached |
| [Same street] 11 FERN DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1GG | £435,000 | 27/11/2025 | Detached |
| 187 WOOLRAM WYGATE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3PA | £325,000 | 26/11/2025 | Detached |
| 13 DANIELS REACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3HG | £235,000 | 08/05/2025 | Detached |
| 4 ROSE LEIGH WAY, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1GW | £402,500 | 24/11/2023 | Detached |
| 18 LILBURN DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3NY | £255,000 | 27/10/2023 | Detached |
| 32 LILBURN DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3NY | £296,000 | 17/10/2023 | Detached |
| 4 FLEUR DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1GL | £385,000 | 25/08/2023 | Detached |
| 145 WOOLRAM WYGATE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3PA | £180,000 | 16/06/2023 | Detached |
| 3 DANIELS REACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3HG | £270,000 | 16/05/2023 | Detached |
| 22 MILES BANK, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3EZ | £590,000 | 21/12/2022 | Detached |
| 29 SHERWOOD DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1QW | £270,000 | 17/10/2022 | Detached |
| 12 SHERWOOD DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1QP | £300,000 | 14/10/2022 | Detached |
| [Same street] 11 FERN DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1GG | £378,000 | 30/09/2022 | Detached |
| 166 WOOLRAM WYGATE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3PA | £325,000 | 22/09/2022 | Detached |
| 206 SPALDING ROAD, PINCHBECK, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3PB | £365,000 | 22/08/2022 | Detached |
| 13 ST HELENA DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1UF | £317,500 | 01/08/2022 | Detached |
| 16 FAIRVIEW WAY, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3PL | £250,000 | 22/07/2022 | Detached |
| 5 BAXTER GARDENS, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3YL | £249,995 | 11/07/2022 | Detached |
| 146 PINCHBECK ROAD, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1QN | £368,000 | 01/07/2022 | Detached |
| 21 BAXTER GARDENS, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3YL | £310,000 | 01/06/2022 | Detached |
| [Same street] 8 FERN DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1GG | £360,000 | 24/06/2021 | Detached |

**Street average:** £391,000 (3 sales)
**Area average:** £312,797 (20 sales)

## Price vs local average

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

- **Local average:** £318,370 (99 Detached, PE11, 2024–2026)
- **Deviation:** +6.8%

## Rental Range

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

- **Low:** £684/mo
- **Realistic:** £760/mo
- **Optimistic:** £836/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £863/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 |
|------|------|------|------|------|
| 4 Bed Bungalow, Woolram Wygate, PE11 | £1,500/mo | 4 | 0.2 miles | OpenRent |
| 4 Bed Semi-Detached House, Tyne Close, PE11 | £1,400/mo | 4 | 0.91 miles | OpenRent |

**Average rent: £1,450/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.43% (weak for cashflow)
- **Max investor price (0.8%):** £181,250
- **Target investor price (1%):** £145,000

*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 £1,450/mo).*

- **Gross yield:** 5.1%
- **Cost-to-rent:** 19.5×
- **Monthly cashflow:** £-59/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.7%

*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).*

## Capital growth trend

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

- **5y growth:** 23.6%
- **10y growth:** 55.7%

## House Price Index (HM Land Registry)

*Official index for South Holland; Detached series; as of March 2026.*

- **1y growth (index):** -0.5%
- **5y growth (index):** 10.9%
- **10y growth (index):** 33.8%

## 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

Floor area

161 m²

Last sold

£340,000 Oct 2020

Local average

£318,370 (+6.8%)

Deprivation

Decile 8 (23,779 of 33,755)

Street crime

155 incidents within 1 mile (Apr 2026)

Key features

Executive family home
Sought after location
Four reception rooms
Four double bedrooms
Three bathrooms
Large kitchen breakfast room
Utility room & downstairs cloakroom
Private landscaped rear garden with decking and patio
Detached double garage & off road parking for numerous vehicles
Large plot

Additional details

Parking: Yes
Garden: Yes

Description

This executive four bedroom family home was built by Stamford Homes in 2000 on an exceptionally large plot. The property offers versatile accommodation with the ground floor comprising entrance hall with galleried landing, lounge, dining room, family room, study, large kitchen breakfast room, utility room and downstairs cloakroom.

To the first floor there are four double bedrooms with en suite to master, a ‘Jack & Jill’ bathroom serving two bedrooms and a family bathroom. Outside there’s a private landscaped rear garden including a hot tub, a detached double garage and an exceptionally large front garden with a driveway providing off road parking for numerous vehicles. Benefitting from full gas central heating (new boiler installed 18 months ago along with a ‘hive' system) and UPVC double glazing throughout; viewing is advised.

Location…

The Georgian market town of Spalding offers a full range of shopping, banking, leisure, commercial, educational and medical facilities along with bus and railway stations. The Cathedral City of Peterborough is twenty miles to the south and has a fast train link with London’s Kings Cross journey time 46 minutes; ideal for the commuter.

Springfields Outlet Shopping Centre is only a two minute drive providing beautiful gardens, a garden centre, shops, cafe's and restaurants. Easy access is provided to the A16 bypass providing convenient access to Peterborough, Stamford and Boston.

Property details…

ENTRANCE HALL with stairs to the first floor and open to a gallery landing.

SNUG / FAMILY ROOM 3.56m x 3.71m with twin Upvc windows to the front aspect. Glazed doors leading into hallway.

LOUNGE 5.36m x 3.71m with twin Upvc windows to the front aspect. Glazed doors leading to the dining room. Feature fireplace with coal effect gas fire.

DINING ROOM 2.79m x 2.95m with Upvc French doors to the garden, door to kitchen breakfast room.

STUDY / OFFICE 2.74m x 2.01m with Upvc window to the side aspect.

CLOAKROOM WC with obscured Upvc window to the side aspect, WC and pedestal wash basin.

KITCHEN BREAKFAST ROOM 2.74m x 2.31m open to breakfast area, Upvc window to the rear aspect overlooking the rear garden, recently fitted Karndean flooring. Range of fitted units with complimentary work surfaces over, eye level double oven, gas hob with extractor hood over, double sink with drainer. Door to utility room.

BREAKFAST AREA 3.78m x 3.00m open to main kitchen, door to dining room, Upvc French doors to the rear garden.

UTILITY ROOM with Upvc window to the side aspect, door to rear garden. Base unit with worktop over with inset sink drainer. Space and plumbing for washing machine.

FIRST FLOOR LANDING is galleried with doors off to bedrooms and a window seat with views to the front aspect. Cupboard housing central heating boiler and shelving.

MASTER BEDROOM 4.06m x 4.65m with Upvc window to the rear aspect, built in double wardrobes. Door to en suite.

EN SUITE recently refitted en suite with low level WC, pedestal wash basin within vanity unit and large walk in ‘rainfall’ shower. Tiled walls and tiled flooring. Heated towel rail. Upvc window to rear.

BEDROOM TWO 3.05m x 3.30m with Upvc double glazed windows to the front aspect. Built in wardrobe, door leading to 'Jack & Jill’ en suite.

JACK & JILL EN SUITE refitted with low level WC, pedestal wash basin housed within vanity unit and shower cubicle. Heated towel rail, Upvc window to side, tiled flooring and walls.

BEDROOM THREE 3.33m x 3.76m with two Upvc windows to the front aspect. Built in cupboard.

BEDROOM FOUR 2.57m x 2.62m with Upvc window to the rear aspect. Door to ‘Jack & Jill’ en suite.

FAMILY BATHROOM with Upvc window to rear, bathroom suite comprising low level WC, pedestal wash basin and panelled bath with mixer tap and hose over.

OUTSIDE to the front there’s an extensive area laid to lawn alongside a block paved driveway providing off road parking for numerous vehicles. Side gated access to the rear. The private and enclosed rear garden is mainly laid to lawn with a decked seating area and a garden patio. There’s also a hot tub with timber enclosure.

Listed by

East Anglia & London

Yopa Property Ltd

Reference: 92812649

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

FernDriveSpaldingPE11-High-2

Price history

Event	Date	Price	% change
Sold	05/10/2020 (5 years ago)	£340,000	—

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 BAXTER GARDENS, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3YL	£262,000	18/12/2025	Detached
10 ST HELENA DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1UF	£299,950	18/12/2025	Detached
Same street 11 FERN DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1GG	£435,000	27/11/2025	Detached
187 WOOLRAM WYGATE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3PA	£325,000	26/11/2025	Detached
13 DANIELS REACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3HG	£235,000	08/05/2025	Detached
4 ROSE LEIGH WAY, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1GW	£402,500	24/11/2023	Detached
18 LILBURN DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3NY	£255,000	27/10/2023	Detached
32 LILBURN DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3NY	£296,000	17/10/2023	Detached
4 FLEUR DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1GL	£385,000	25/08/2023	Detached
145 WOOLRAM WYGATE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3PA	£180,000	16/06/2023	Detached
3 DANIELS REACH, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3HG	£270,000	16/05/2023	Detached
22 MILES BANK, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3EZ	£590,000	21/12/2022	Detached
29 SHERWOOD DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1QW	£270,000	17/10/2022	Detached
12 SHERWOOD DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1QP	£300,000	14/10/2022	Detached
Same street 11 FERN DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1GG	£378,000	30/09/2022	Detached
166 WOOLRAM WYGATE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3PA	£325,000	22/09/2022	Detached
206 SPALDING ROAD, PINCHBECK, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3PB	£365,000	22/08/2022	Detached
13 ST HELENA DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1UF	£317,500	01/08/2022	Detached
16 FAIRVIEW WAY, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3PL	£250,000	22/07/2022	Detached
5 BAXTER GARDENS, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3YL	£249,995	11/07/2022	Detached
146 PINCHBECK ROAD, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1QN	£368,000	01/07/2022	Detached
21 BAXTER GARDENS, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 3YL	£310,000	01/06/2022	Detached
Same street 8 FERN DRIVE, SPALDING, SOUTH HOLLAND, LINCOLNSHIRE, PE11 1GG	£360,000	24/06/2021	Detached

Street average: £391,000 (3 sales)

Area average: £312,797 (20 sales)

Capital growth trend

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

5y growth 23.6%

10y growth 55.7%

House Price Index (HM Land Registry — official index, not sold-price averages): South Holland. Series: Detached. As of March 2026.

1y (index) -0.5%

5y (index) 10.9%

10y (index) 33.8%

Rental Range

Estimated market rent for South Holland. Low = conservative, Realistic = average, Optimistic = best case.

Low £684/mo

Realistic £760/mo

Optimistic £836/mo

Based on Local Authority from postcode lookup → South Holland.

LHA (30th percentile) floor for Lincolnshire Fens: £863/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View PE11 1GG

Nearby

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

Type	Name	Distance
Hospital	Johnson Community Hospital	0.2 miles
Bus stop	Unknown	0.3 miles
Bus stop	Clumber Drive	0.3 miles
Shop	co-operative	0.4 miles
Shop	Strands of Spalding	0.5 miles
Train station	Spalding	0.8 miles
University	Boston College Spalding	0.9 miles
Train station	Unknown	1.3 miles
University	University of Lincoln - Holbeach Campus	6.9 miles

Street-level crime

Category	Count
Violence and sexual offences	59
Anti-social behaviour	43
Shoplifting	15
Criminal damage and arson	9
Public order	9
Other theft	6
Drugs	5
Other crime	3
Vehicle crime	3
Bicycle theft	1
Burglary	1
Possession of weapons	1
Total incidents	155

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
Spalding Primary Academy	Primary	0.5 miles	Good — 19 Mar 2024
St Norbert's Catholic Voluntary Academy	Primary	0.8 miles	Outstanding — 10 Sep 2015
Wygate Park Academy	Primary	0.8 miles	Good — 21 Jul 2017
St Paul's Community Primary and Nursery School, Spalding	Primary	1.0 miles	Good — 8 Sep 2024
The Pinchbeck East Church of England Primary Academy	Primary	1.1 miles	Good — 24 Apr 2024

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
4 Bed Bungalow, Woolram Wygate, PE11	£1,500/mo	4	0.2 miles	OpenRent
4 Bed Semi-Detached House, Tyne Close, PE11	£1,400/mo	4	0.91 miles	OpenRent

Average rent: £1,450/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.43%

Max investor price (0.8%) £181,250

Target investor price (1%) £145,000

Gross yield 5.1%

Cost-to-rent ratio 19.5×

Monthly cashflow £-59/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -0.7%

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).