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Year 5 disposal
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60/ 100
Solid
20.37% Guaranteed council rent return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 13.55% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Monthly profit −£91/mo — mildly negative — equity build may cover
- -7.8% 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
−£91/mo
You top up £91/mo
Price
£55K
No local sold comps to compare
Return · IRR
-7.8%/yr
Loses money over 5 years
Cash to get in
£23K
Deposit + fees + refurb
Return before costs on price · Guaranteed council rent 20.37%5-yr return on cash -15%Rent est. £621 (£594–£649)
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: £594–£649/mo · n=85
Financing
DepositYour cash in — the rest is the mortgage25% · £13,750
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 (£1,125–£2,100 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £41,250 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
-£91
after mortgage, operating costs & tax
Rent in£621/mo gross
£597/mo collected · £24/mo lost to voids
Where it goes
£223Mortgage£465Costs
Outgoings exceed rent — you top up £91/mo
Mortgage£223
Costs£465
Management£62
Maintenance£67
Insurance£20
CapEx reserve£31
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£91
Returns
Return before costs on price13.55%
Cash return on cash-4.65%
Gross margin£132
Cash needed£23,475
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.67
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £7,452 | £5,576 | £2,681 | £0 | £0 | -£806 | -£806 |
| Year 2 | £7,676 | £5,744 | £2,681 | £0 | £0 | -£749 | -£1,555 |
| Year 3 | £7,906 | £5,916 | £2,681 | £0 | £0 | -£691 | -£2,246 |
| Year 4 | £8,143 | £6,093 | £2,681 | £0 | £0 | -£632 | -£2,878 |
| Year 5 | £8,387 | £6,276 | £2,681 | £0 | £0 | -£570 | -£3,448 |
Disposal gain (gross)-£3,694
CGT£0
Net Disposal proceeds£59,206
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 profileMixed demand
Tenant profilelikely cohortAB11 9NB · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Aberdeen · 3.3 km
Reason
Mixed-demand area without a single dominant tenant cohort. Local lettings agent can clarify.
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 · 1-bath · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- 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 history318d on market4 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£56,000 in 2023 → £55,000 asking
-1.8%in 3y
- 2023£56,000-34.1% in 6y
- 2017£85,000+10.4% in 10y
- 2007£77,000+71.5% in 1y
- 2006£44,900+21.4% in 4y
- 2002£37,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Council lease wins — -£62/mo · £29/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 13.55% | -£91 | £23,475 | -14.7% | Low | Feasible |
| Housing-benefit rent | 13.55% | -£133 | £23,475 | -19.5% | Med | Feasible |
| ⭐ Council lease | 13.55% | -£62 | £23,475 | -13.2% | Low | Feasible |
| Refurb & refinance | 13.55% | -£91 | £26,825 | -12.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £63,500 | 2% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
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
Rent by the room conversion upside
+£577/mo cash flow vs Rent it out if converted to Rent by the room
52.36% Return before costs on price converted vs 13.55% as-is
As-is Rent it out
Monthly profit+£70
Return before costs on price13.55%
Cash needed£25,648
If converted to Rent by the room
Monthly profit+£646
Return before costs on price52.36%
Cash needed£41,648
Δ vs Rent it out Monthly profit+£577
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
£33,000
Range: £28,050 – £37,950
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£17,526–£33,000full refurb + room split
⚠️ Capped at 60% of £55,000 asking (£33,000). Raw model: £42,690–£80,380. Verify with a surveyor before offering.
What's in this cost
- Kitchen£3,547–£7,094
- 1 × bathroom£2,340–£4,290
- Rewire£1,330–£2,328
- Replumb£998–£1,995
- Windows£3,325–£5,986
- Paint + decor£2,328–£4,323
- Flooring£3,658–£6,983
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score50 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Tax treatment
Annual gross rent£7,452
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,092
Exit costs
Projected sale price (5y · 2%/yr growth)£60,724
Capital gain (pre-CGT)£5,724
Sale costs (~2.5%)£1,518
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-£3,448
Rates as of Oct 2024
Acquisition costs
£23,475cash neededPurchase price£55,000
Deposit (25%)£13,750
Stamp duty+8% Additional Dwelling Supplement (ADS)£4,400
Refurb£1,500
Legal + survey£2,000
Mortgage fees£1,825
Total cash neededdeposit + costs (loan covers the rest)£23,475
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
The Property Fantastic opportunity to purchase this spacious two-bedroom flat located in a residential area of Aberdeen.
Inside, the welcoming lounge provides ample space for both relaxation and dining, while the well-appointed kitchen is fitted with a range of modern units. Both bedrooms are generously sized with plenty of natural light, and the bathroom completes the accommodation. Ideal for first-time buyers, professionals, or investors, this well-presented flat is ready…
Floor plans
Nearby active comparables20 rentals · 5 deals
Comparable rentals
AB11 · same beds + typeMedian nearby: £762/mo · 18 of 20 already let+£141 vs our est
- Ferryhill Gardens, Ferryhill, Aberdee…2b£795/moMay 2026
- Fonthill Road, First Floor, AberdeenLet2b£750/moMay 2026
- Cherrybank Gardens, City Centre, Aber…Let2b£750/moMay 2026
- Portland Street, Aberdeen, AB11Let2b£850/moMay 2026
- Springbank Terrace, Aberdeen, AB11Let2b£774/moMay 2026
- Hardgate, Aberdeen, AB11Let2b£750/moMay 2026
- Cherrybank Gardens, City Centre, Aber…Let2b£750/moMay 2026
- Riverside Drive, City Centre, Aberdee…Let2b£795/moMay 2026
- Fonthill Road, AB11Let2b£750/moMay 2026
- Rosebank Gardens, City Centre, Aberde…Let2b£695/moMay 2026
- Hardgate, City Centre, Aberdeen, AB11Let2b£650/moMay 2026
- Portland Street, City Centre, Aberdee…Let2b£845/moMay 2026
- Glendale Mews, First Floor, AB11Let2b£800/moMay 2026
- Virginia Street, Aberdeen, AB11Let2b£850/moMay 2026
- 52 Dee Street, Flat 4, Aberdeen, AB11…Let2b£650/moMay 2026
- Riverside Drive, Aberdeen, AB11Let2b£795/moMay 2026
- Virginia Street, Aberdeen, AB11Let2b£735/moMay 2026
- Langstane Place, City Centre, Aberdee…Let2b£750/moMay 2026
- Carmelite Lane, Aberdeen, AB11Let2b£850/moMay 2026
- Albury Road, Aberdeen, AB112b£875/moMay 2026
Listing metarightmove · Purplebricks
About this listing
318 days · RightmovePrice history
5-year price trend
Monthly profit
−£91
Cash needed
£23K
Return after costs
-4.65%
IRR
-7.82%
Listed 318d ago
Victoria Road, Aberdeen, AB11
flat · 2 bed · 1 bath
£55,000
est £621 · 13.55% gross
1 / 15
60/100
Solid
20.37% Council strategy — market rent unverified, verify locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
13.55% Return before costs — above-market
Price
£55K
Return before costs (best)
20.37%
Council
Bedrooms
2
1 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: £594–£649/mo · n=85
Financing
DepositYour cash in — the rest is the mortgage25% · £13,750
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 (£1,125–£2,100 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £41,250 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
-£91
after mortgage, operating costs & tax
Rent in£621/mo gross
£597/mo collected · £24/mo lost to voids
Where it goes
£223Mortgage£465Costs
Outgoings exceed rent — you top up £91/mo
Mortgage£223
Costs£465
Management£62
Maintenance£67
Insurance£20
CapEx reserve£31
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£91
Returns
Return before costs on price13.55%
Cash return on cash-4.65%
Gross margin£132
Cash needed£23,475
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.67
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
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 | £7,452 | £5,576 | £2,681 | £0 | £0 | -£806 | -£806 |
| Year 2 | £7,676 | £5,744 | £2,681 | £0 | £0 | -£749 | -£1,555 |
| Year 3 | £7,906 | £5,916 | £2,681 | £0 | £0 | -£691 | -£2,246 |
| Year 4 | £8,143 | £6,093 | £2,681 | £0 | £0 | -£632 | -£2,878 |
| Year 5 | £8,387 | £6,276 | £2,681 | £0 | £0 | -£570 | -£3,448 |
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£536
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£3,448
Acquisition costs
25% deposit£13,750
Stamp duty£4,400
Refurb£1,500
Legal + survey£2,000
Mortgage + broker£1,825
Cash needed£23,475
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
The Property Fantastic opportunity to purchase this spacious two-bedroom flat located in a residential area of Aberdeen.
Inside, the welcoming lounge provides ample space for both relaxation and dining, while the well-appointed kitchen is fitted with a range of modern units. Both bedrooms are generously sized with plenty of natural light, and the bathroom completes the accommodation. Ideal for first-time buyers, professionals, or investors, this well-presented flat is ready…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice