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Year 5 disposal
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32/ 100
Weak
9.86% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 9.86% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£50/mo — mildly negative — equity build may cover
- -1.9% 5y IRR — capital outlay disproportionate to returns
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£50/mo
You top up £50/mo
Price
£125K
No local sold comps to compare
Return · IRR
-1.9%/yr
Loses money over 5 years
Cash to get in
£58K
Deposit + fees + refurb
Return before costs on price 9.86%5-yr return on cash 2%Rent est. £1,027 (£875–£1,205)
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: £875–£1,205/mo · n=134
Financing
DepositYour cash in — the rest is the mortgage25% · £31,250
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 £93,750 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
-£50
after mortgage, operating costs & tax
Rent in£1,027/mo gross
£988/mo collected · £40/mo lost to voids
Where it goes
£508Mortgage£530Costs
Outgoings exceed rent — you top up £50/mo
Mortgage£508
Costs£530
Management£103
Maintenance£67
Insurance£20
CapEx reserve£51
Voids + council tax£10
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£50
Returns
Return before costs on price9.86%
Cash return on cash-1.04%
Gross margin£457
Cash needed£58,085
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.94
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 | £12,324 | £6,361 | £6,094 | £0 | £0 | -£131 | -£131 |
| Year 2 | £12,694 | £6,552 | £6,094 | £0 | £9 | £39 | -£92 |
| Year 3 | £13,075 | £6,748 | £6,094 | £0 | £44 | £188 | £96 |
| Year 4 | £13,467 | £6,951 | £6,094 | £0 | £80 | £342 | £439 |
| Year 5 | £13,871 | £7,159 | £6,094 | £0 | £117 | £501 | £939 |
Disposal gain (gross)-£14,400
CGT£0
Net Disposal proceeds£134,560
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
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
OK
Floor
EWS1 typically required above 18m
Floor 0
Lender impact
Ground floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
Mortgageable
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 cohortAB15 7SG · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Aberdeen · 4.5 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 history254d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£390,950 in 2014 → £125,000 asking
-68.0%in 12y
- 2014£390,950—
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 — +£445/mo · £446/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 | 9.86% | -£50 | £58,085 | 1.6% | Low | Feasible |
| Housing-benefit rent | 6.22% | -£406 | £58,085 | -35.8% | Med | Feasible |
| Council lease | 9.86% | -£1 | £58,085 | 2.5% | Low | Feasible |
| Refurb & refinance | 9.86% | -£50 | £69,119 | 1.4% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 23.39% | +£445 | £58,085 | 51.6% | High | Feasible |
| Buy, improve & sell | 0.00% | -£366 | £153,744 | -3% | 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
+£310/mo cash flow vs Rent it out if converted to Rent by the room
23.04% Return before costs on price converted vs 9.86% as-is
As-is Rent it out
Monthly profit+£115
Return before costs on price9.86%
Cash needed£43,148
If converted to Rent by the room
Monthly profit+£425
Return before costs on price23.04%
Cash needed£59,148
Δ vs Rent it out Monthly profit+£310
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
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£39,833–£75,000full refurb + room split
⚠️ Capped at 60% of £125,000 asking (£75,000). Raw model: £42,690–£80,380. Verify with a surveyor before offering.
What's in this cost
- Kitchen£8,062–£16,123
- 1 × bathroom£5,318–£9,751
- Rewire£3,023–£5,290
- Replumb£2,267–£4,535
- Windows£7,558–£13,604
- Paint + decor£5,290–£9,825
- Flooring£8,314–£15,871
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£12,324
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£605
Exit costs
Projected sale price (5y · 2%/yr growth)£138,010
Capital gain (pre-CGT)£13,010
Sale costs (~2.5%)£3,450
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£939
Rates as of Oct 2024
Acquisition costs
£58,085cash neededPurchase price£125,000
Deposit (25%)£31,250
Stamp duty+8% Additional Dwelling Supplement (ADS)£10,000
Refurb£11,960
Legal + survey£2,000
Mortgage fees£2,875
Total cash neededdeposit + costs (loan covers the rest)£58,085
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Northwood are delighted to offer for sale this spacious ground floor two-bedroom apartment in a purpose-built executive development off Springfield Road. Situated in a quiet, location, set back from the main road, the property is in a well-served position with local retailers and services nearby. Ideally located for accessing most areas of the city with ease and within a short journey of the city centre therefore this is a great proposition for a young couple, professional…
Floor plans
Listing metarightmove · Northwood
About this listing
254 days · RightmovePrice history
5-year price trend
Monthly profit
−£50
Cash needed
£58K
Return after costs
-1.04%
IRR
-1.92%
Listed 254d ago
12 Craigieburn Park, The West End, Aberdeen, AB15
flat · 2 bed · 1 bath
£125,000
est £1,027 · 9.86% gross
EPC D
1 / 22
32/100
Marginal
9.86% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.86% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£125K
Return before costs
9.86%
est rent £1,027/mo134 comps within 1.5 kmRange £875–£1,205/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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: £875–£1,205/mo · n=134
Financing
DepositYour cash in — the rest is the mortgage25% · £31,250
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 £93,750 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
-£50
after mortgage, operating costs & tax
Rent in£1,027/mo gross
£988/mo collected · £40/mo lost to voids
Where it goes
£508Mortgage£530Costs
Outgoings exceed rent — you top up £50/mo
Mortgage£508
Costs£530
Management£103
Maintenance£67
Insurance£20
CapEx reserve£51
Voids + council tax£10
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£50
Returns
Return before costs on price9.86%
Cash return on cash-1.04%
Gross margin£457
Cash needed£58,085
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.94
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £12,324 | £6,361 | £6,094 | £0 | £0 | -£131 | -£131 |
| Year 2 | £12,694 | £6,552 | £6,094 | £0 | £9 | £39 | -£92 |
| Year 3 | £13,075 | £6,748 | £6,094 | £0 | £44 | £188 | £96 |
| Year 4 | £13,467 | £6,951 | £6,094 | £0 | £80 | £342 | £439 |
| Year 5 | £13,871 | £7,159 | £6,094 | £0 | £117 | £501 | £939 |
Rent by the room upside
What we verified
3306
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▾
EPC~£3,000–£7,000 to upgrade to CD
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£1,219
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£939
Acquisition costs
25% deposit£31,250
Stamp duty£10,000
Refurb£11,960
Legal + survey£2,000
Mortgage + broker£2,875
Cash needed£58,085
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
Northwood are delighted to offer for sale this spacious ground floor two-bedroom apartment in a purpose-built executive development off Springfield Road. Situated in a quiet, location, set back from the main road, the property is in a well-served position with local retailers and services nearby. Ideally located for accessing most areas of the city with ease and within a short journey of the city centre therefore this is a great proposition for a young couple, professional…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice