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Year 5 disposal
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13/ 100
Weak
8.30% Guaranteed council rent return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 8.30% council-lease return — hands-off let
Why to be cautious
- Monthly profit −£287/mo — significantly negative — real recurring drain
- -6.9% 5y IRR — capital outlay disproportionate to returns
- 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
−£287/mo
You top up £287/mo
Price vs market
Above comparable sales
+69% vs 4 sold
Return · IRR
-6.9%/yr
Loses money over 5 years
Cash to get in
£62K
Deposit + fees + refurb
Price £135KReturn before costs on price · Guaranteed council rent 8.30%5-yr return on cash -23%Rent est. £779 (£711–£854)
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: £711–£854/mo · n=166
Financing
DepositYour cash in — the rest is the mortgage25% · £33,750
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 (£8,970–£16,744 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £101,250 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£287
after mortgage, operating costs & tax
Rent in£779/mo gross
£749/mo collected · £30/mo lost to voids
Where it goes
£548Mortgage£488Costs
Outgoings exceed rent — you top up £287/mo
Mortgage£548
Costs£488
Management£78
Maintenance£67
Insurance£20
CapEx reserve£39
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£287
Returns
Return before costs on price6.92%
Cash return on cash-5.60%
Gross margin£261
Cash needed£61,535
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.37
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 | £9,348 | £5,853 | £6,581 | £0 | £0 | -£3,086 | -£3,086 |
| Year 2 | £9,628 | £6,028 | £6,581 | £0 | £0 | -£2,981 | -£6,067 |
| Year 3 | £9,917 | £6,209 | £6,581 | £0 | £0 | -£2,873 | -£8,940 |
| Year 4 | £10,215 | £6,395 | £6,581 | £0 | £0 | -£2,762 | -£11,702 |
| Year 5 | £10,521 | £6,587 | £6,581 | £0 | £0 | -£2,647 | -£14,349 |
Disposal gain (gross)-£14,435
CGT£0
Net Disposal proceeds£145,325
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
Verify
Lender impact
No EWS1 / floor info in description. Buildings > 11 m need EWS1 or PAS 9980 — confirm height + status with the agent before offering.
Verify with lender
A1/A2 = mortgageable · B1 = mortgageable with plan · B2 = remediation required
RICS EWS1 guidance →HeritageNot stated on the listing
Heritage& planning constraintsHES 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
Scotland uses a separate schools register — GIAS (the source we use for England) doesn't cover it.
Investor
Tenant profileStudent let
Tenant profilelikely cohortAB24 5RY · 2 bed
Primary profile
Student let
Nearest university
for student-let assessment
University of Aberdeen · 1.4 km
Reason
1.4 km from a major UK university — student couples / individuals dominate 2-bed lets here.
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
2-bed · 2-bath · 810 sqft
£25k–£49k
£ per sqft
building cost only
£31–£61
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£5,670–£10,530
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,910–£17,010
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history393d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£179,995 in 2019 → £135,000 asking
-25.0%in 7y
- 2019£179,995—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Short-stay let / Airbnb wins — +£410/mo · £662/mo ahead of Council lease
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 6.92% | -£287 | £61,535 | -23.3% | Low | Feasible |
| Housing-benefit rent | 5.76% | -£436 | £61,535 | -36.7% | Med | Feasible |
| Council lease | 6.92% | -£252 | £61,535 | -22.8% | Low | Feasible |
| Refurb & refinance | 6.92% | -£287 | £73,069 | -19.6% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 21.65% | +£410 | £61,535 | 45.3% | High | Feasible |
| Buy, improve & sell | 0.00% | -£366 | £164,544 | -1% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Aberdeen and Shire · cap £648/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Aberdeen and Shire
- LHA monthly cap:
- £648
- Scheme type:
- none
- Premium:
- +700% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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
Local lettings demandby strategyLive area data
Short-stay let51% occupancy
£157/night ADR
Based on 3 short-let comps nearby
Rent by the room conversion upside
+£491/mo cash flow vs Rent it out if converted to Rent by the room
21.33% Return before costs on price converted vs 6.92% as-is
As-is Rent it out
Monthly profit-£98
Return before costs on price6.92%
Cash needed£45,648
If converted to Rent by the room
Monthly profit+£393
Return before costs on price21.33%
Cash needed£61,648
Δ vs Rent it out Monthly profit+£491
Show conversion detail
Cannot Rent by the room:Only 2 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Conversion cost estimate
£40,000
Range: £34,000 – £48,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£43,153–£81,000full refurb + room split
⚠️ Capped at 60% of £135,000 asking (£81,000). Raw model: £48,390–£90,830. Verify with a surveyor before offering.
What's in this cost
- Kitchen£7,705–£15,410
- 2 × bathroom£10,166–£18,638
- Rewire£2,889–£5,056
- Replumb£2,167–£4,334
- Windows£7,223–£13,002
- Paint + decor£5,056–£9,390
- Flooring£7,946–£15,169
Comparables
sold within 0.5 miWide · CV 30.0%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score30 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Tax treatment
Annual gross rent£9,348
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,445
Exit costs
Projected sale price (5y · 2%/yr growth)£149,051
Capital gain (pre-CGT)£14,051
Sale costs (~2.5%)£3,726
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-£14,349
Rates as of Oct 2024
Acquisition costs
£61,535cash neededPurchase price£135,000
Deposit (25%)£33,750
Stamp duty+8% Additional Dwelling Supplement (ADS)£10,800
Refurb£11,960
Legal + survey£2,000
Mortgage fees£3,025
Total cash neededdeposit + costs (loan covers the rest)£61,535
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Attractive two bedroom first floor flat located in the sought-after development on Park Road, offering a perfect blend of modern living and convenience. The accommodation comprises a welcoming hallway leading to a spacious open-plan lounge and kitchen, complete with integrated appliances and ample space for both dining and relaxing. The master bedroom boasts built-in mirror wardrobes and a modern en-suite shower room, while the second double bedroom offers flexibility as a gu…
Floor plans
Nearby active comparables20 rentals
Comparable rentals
AB24 · same beds + typeMedian nearby: £780/mo · 20 of 20 already let+£1 vs our est
- Merkland Lane, Pittodrie, Aberdeen, A…Let2b£875/moMay 2026
- 149 Hilton Drive, Aberdeen, AB24 2NELet2b£695/moMay 2026
- Merkland Lane, Pittordrie, Aberdeen,…Let2b£850/moMay 2026
- Merkland Lane, Pittodrie, Aberdeen, A…Let2b£875/moMay 2026
- 149 Hilton Drive, Aberdeen, AB24 2NELet2b£695/moMay 2026
- King's Crescent, Aberdeen, AB24Let2b£650/moMay 2026
- Park Road, Aberdeen, AB24Let2b£711/moMay 2026
- Cordiner Place, Hilton Campus, Aberde…Let2b£975/moMay 2026
- Orchard Place, Aberdeen, AB24Let2b£795/moMay 2026
- Jute Street, Aberdeen, AB24Let2b£650/moMay 2026
- Urquhart Road, City Centre, Aberdeen,…Let2b£675/moMay 2026
- Urquhart Court, 105 Urquhart Road, Ab…Let2b£850/moMay 2026
- Jackson Terrace, Aberdeen, AB24Let2b£685/moMay 2026
- Elmfield Avenue, Old Aberdeen, Aberde…Let2b£800/moMay 2026
- Elmbank Road, City Centre, Aberdeen,…Let2b£750/moMay 2026
- Links View, City Centre, Aberdeen, Ab…Let2b£765/moMay 2026
- Merkland Road East, Pittodrie, Aberde…Let2b£750/moMay 2026
- Spencer Court, 36 Froghall Terrace, C…Let2b£815/moMay 2026
- King Street, Aberdeen, AB24Let2b£950/moMay 2026
- Merkland Lane, Second Floor, AB24Let2b£800/moMay 2026
Other deals nearby
AB24 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · National Property
About this listing
393 days · RightmovePrice history
5-year price trend
Monthly profit
−£287
Cash needed
£62K
Return after costs
-5.60%
IRR
-6.86%
Listed 393d ago
38 Ocean Apartments, 52-54 Park Road, Aberdeen, Aberdeenshire
flat · 2 bed · 2 bath
£135,000
est £779 · 6.92% gross
1 / 15
13/100
Marginal
8.30% Council strategy — market rent unverified, verify locally.
6.92% Return before costs — around the area average for this property type.
Monthly profit −£287/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£135K
69% above sold comps
Return before costs (best)
8.30%
Council
Bedrooms
2
2 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: £711–£854/mo · n=166
Financing
DepositYour cash in — the rest is the mortgage25% · £33,750
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 (£8,970–£16,744 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £101,250 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£287
after mortgage, operating costs & tax
Rent in£779/mo gross
£749/mo collected · £30/mo lost to voids
Where it goes
£548Mortgage£488Costs
Outgoings exceed rent — you top up £287/mo
Mortgage£548
Costs£488
Management£78
Maintenance£67
Insurance£20
CapEx reserve£39
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£287
Returns
Return before costs on price6.92%
Cash return on cash-5.60%
Gross margin£261
Cash needed£61,535
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.37
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Aberdeen and Shire · cap £648/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Aberdeen and Shire
- LHA monthly cap:
- £648
- Scheme type:
- none
- Premium:
- +700% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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 | £9,348 | £5,853 | £6,581 | £0 | £0 | -£3,086 | -£3,086 |
| Year 2 | £9,628 | £6,028 | £6,581 | £0 | £0 | -£2,981 | -£6,067 |
| Year 3 | £9,917 | £6,209 | £6,581 | £0 | £0 | -£2,873 | -£8,940 |
| Year 4 | £10,215 | £6,395 | £6,581 | £0 | £0 | -£2,762 | -£11,702 |
| Year 5 | £10,521 | £6,587 | £6,581 | £0 | £0 | -£2,647 | -£14,349 |
Rent by the room upside
What we verified
3207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
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 let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miWide · CV 30.0%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,316
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£14,349
Acquisition costs
25% deposit£33,750
Stamp duty£10,800
Refurb£11,960
Legal + survey£2,000
Mortgage + broker£3,025
Cash needed£61,535
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
Attractive two bedroom first floor flat located in the sought-after development on Park Road, offering a perfect blend of modern living and convenience. The accommodation comprises a welcoming hallway leading to a spacious open-plan lounge and kitchen, complete with integrated appliances and ample space for both dining and relaxing. The master bedroom boasts built-in mirror wardrobes and a modern en-suite shower room, while the second double bedroom offers flexibility as a gu…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice