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Year 5 disposal
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84/ 100
Strong
Strong investment fundamentals.
Why it works
- 8.00% return before costs — above-market
- 10.6% Rent by the room return before costs (net 5.61% after CapEx + bills) — conversion play
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Auction lot — bridging-only finance, 28-day completion
- No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.
- 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
+£125/mo
Barely breaks even each month
Price
£270K
No local sold comps to compare
Return · IRR
0.4%/yr
Modest annualised return
Cash to get in
£126K
Deposit + fees + refurb
Return before costs on price · Rent by the room 10.58%5-yr return on cash 12%Rent est. £1,799 (£1,599–£2,024)
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: £1,599–£2,024/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £67,500
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 (£19,838–£37,030 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £202,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£125
after mortgage, operating costs & tax
Rent in£1,799/mo gross
£1,730/mo collected · £69/mo lost to voids
Where it goes
£1,097Mortgage£479Costs
£125/mo left as profit · 7% of rent kept
Mortgage£1,097
Costs£479
Management£180
Maintenance£67
Insurance£28
CapEx reserve£90
Voids + council tax£10
Ltd co. accounts£104
Tax£29
Profit+£125
Returns
Return before costs on price8.00%
Cash return on cash1.19%
Gross margin£1,251
Cash needed£125,850
Monthly profit payback84y
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.58
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 | £21,588 | £5,745 | £13,163 | £0 | £509 | £2,171 | £2,171 |
| Year 2 | £22,236 | £5,918 | £13,163 | £0 | £600 | £2,556 | £4,727 |
| Year 3 | £22,903 | £6,095 | £13,163 | £0 | £693 | £2,952 | £7,679 |
| Year 4 | £23,590 | £6,278 | £13,163 | £0 | £788 | £3,361 | £11,040 |
| Year 5 | £24,297 | £6,466 | £13,163 | £0 | £887 | £3,782 | £14,822 |
Disposal gain (gross)-£32,651
CGT£0
Net Disposal proceeds£290,649
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Scottish Rent by the room licensingCouncil planning restriction not applicable
Article 4 Directions are an England-and-Wales planning instrument only. Scotland gates HMO conversion through the Mandatory HMO Licensing regime (Housing (Scotland) Act 2006).
Confirm your specific council's HMO licence conditions and policy density caps before offering. See the Scottish Government HMO guidance.
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
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 profileFamily let
Tenant profilelikely cohortDD3 9EZ · 5 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Edinburgh · 62.3 km
Reason
5-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
5-bed · 3-bath · 1350 sqft
£38k–£74k
£ per sqft
building cost only
£28–£55
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 3 × bathroom · Full strip + retile£9,975–£19,950
- Paint + decor£9,450–£17,550
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£14,850–£28,350
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingMandatory
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Mandatory
The council's HMO page lists the current mandatory fee plus any additional / selective scheme that catches smaller HMOs.
Mandatory licensing applies to 5+ sharer HMOs (Housing Act 2004)
Find council HMO page →Price & sale history261d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£130,000 in 2024 → £270,000 asking
+107.7%in 2y
- 2024£130,000—
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 — +£189/mo · £64/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 | 8.00% | +£125 | £125,850 | 11.8% | Low | Feasible |
| Housing-benefit rent | 4.88% | -£489 | £125,850 | -17.3% | Med | Feasible |
| ⭐ Council lease | 8.00% | +£189 | £125,850 | 12.2% | Low | Feasible |
| Refurb & refinance | 8.00% | +£125 | £149,930 | 9.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£199 | £333,880 | -2% | Med | Feasible |
| Rent by the room | 10.58% | -£1,251 | £167,850 | -38.1% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Dundee and Angus · cap £1,097/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Dundee and Angus
- LHA monthly cap:
- £1,097
- Scheme type:
- none
- Premium:
- +800% 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
-£206/mo cash flow vs Rent it out if converted to Rent by the room
10.67% Return before costs on price converted vs 8.00% as-is
Room mix (5 lettable rooms)
3× Double @ £472/mo1× Single @ £422/mo1× En-suite @ £544/mo
≈ £2,381/mo gross room income
As-is Rent it out
Monthly profit+£164
Return before costs on price8.00%
Cash needed£79,398
If converted to Rent by the room
Monthly profit-£42
Return before costs on price10.67%
Cash needed£95,398
Δ vs Rent it out Monthly profit-£206
Show conversion detail
Conversion cost estimate
£3,000
Range: £2,000 – £5,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£72,990–£136,380full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 3 × bathroom£17,100–£31,350
- Rewire£5,400–£9,450
- Replumb£4,050–£8,100
- Windows£13,500–£24,300
- Paint + decor£9,450–£17,550
- Flooring£14,850–£28,350
Based on 1435 HMO comps within 4.2 km
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score10 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Tax treatment
Annual gross rent£21,588
Section 24 credit£0
Annual tax due£509
Post-tax Monthly profit annual£1,341
Exit costs
Projected sale price (5y · 2%/yr growth)£298,102
Capital gain (pre-CGT)£28,102
Sale costs (~2.5%)£7,453
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£14,822
Rates as of Oct 2024
Acquisition costs
£125,850cash neededPurchase price£270,000
Deposit (25%)£67,500
Stamp duty+8% Additional Dwelling Supplement (ADS)£24,700
Refurb£26,450
Legal + survey£2,150
Mortgage fees£5,050
Total cash neededdeposit + costs (loan covers the rest)£125,850
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
• PRIME NEW LISTING. We are excited to present this vacant 4-bedroom extended semi-detached home located within a prime location in Dundee. HOME REPORT OF £350,000
• 10, Adam Drive, Dundee DD3 0SS sold for £370,000 in Oct 2024. 12, Newall Avenue, Dundee DD3 0FG sold for £369,995 in Apr 2025.
• (Subject to gaining necessary planning consents) As a serviced accommodation, this property could achieve an impressive £4,854 PCM, amounting to £58,254 annually. This equates to a…
Floor plans
Listing metarightmove · Prime Property Auctions (Scotland) Ltd
About this listing
261 days · RightmovePrice history
5-year price trend
Monthly profit
+£125
Cash needed
£126K
Return after costs
1.19%
IRR
0.37%
Listed 261d ago
26 Symers Street, Dundee, DD3 9EZ
semi-detached · 5 bed · 3 bath
£270,000
est £1,799 · 8.00% gross
1 / 23
84/100
Strong
Real 10.58% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.00% Return before costs — above-market
10.6% Rent by the room Return before costs — conversion play
Price
£270K
Return before costs (best)
10.58%
Rent by the room
Bedrooms
5
3 bath
Energy rating
—
Energy rating
Deal flags1 issue
Auction
Guide price — assume +20-30% in the room
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: £1,599–£2,024/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £67,500
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 (£19,838–£37,030 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £202,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£125
after mortgage, operating costs & tax
Rent in£1,799/mo gross
£1,730/mo collected · £69/mo lost to voids
Where it goes
£1,097Mortgage£479Costs
£125/mo left as profit · 7% of rent kept
Mortgage£1,097
Costs£479
Management£180
Maintenance£67
Insurance£28
CapEx reserve£90
Voids + council tax£10
Ltd co. accounts£104
Tax£29
Profit+£125
Returns
Return before costs on price8.00%
Cash return on cash1.19%
Gross margin£1,251
Cash needed£125,850
Monthly profit payback84y
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.58
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Dundee and Angus · cap £1,097/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Dundee and Angus
- LHA monthly cap:
- £1,097
- Scheme type:
- none
- Premium:
- +800% 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 | £21,588 | £5,745 | £13,163 | £0 | £509 | £2,171 | £2,171 |
| Year 2 | £22,236 | £5,918 | £13,163 | £0 | £600 | £2,556 | £4,727 |
| Year 3 | £22,903 | £6,095 | £13,163 | £0 | £693 | £2,952 | £7,679 |
| Year 4 | £23,590 | £6,278 | £13,163 | £0 | £788 | £3,361 | £11,040 |
| Year 5 | £24,297 | £6,466 | £13,163 | £0 | £887 | £3,782 | £14,822 |
Rent by the room upside
What we verified
5107
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedMandatory
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 heuristicRent by the room / sharers
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Sale typeGuide price — assume +20-30% in the roomAuction
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,633
Annual rental tax£351
CGT yr 5£0 · company level
5y net total£14,822
Acquisition costs
25% deposit£67,500
Stamp duty£24,700
Refurb£26,450
Legal + survey£2,150
Mortgage + broker£5,050
Cash needed£125,850
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
• PRIME NEW LISTING. We are excited to present this vacant 4-bedroom extended semi-detached home located within a prime location in Dundee. HOME REPORT OF £350,000
• 10, Adam Drive, Dundee DD3 0SS sold for £370,000 in Oct 2024. 12, Newall Avenue, Dundee DD3 0FG sold for £369,995 in Apr 2025.
• (Subject to gaining necessary planning consents) As a serviced accommodation, this property could achieve an impressive £4,854 PCM, amounting to £58,254 annually. This equates to a…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice