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Year 5 disposal
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Weak
15.08% Guaranteed council rent return before costs — verify the rent + comps locally.
Why it works
- 11.47% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Monthly profit −£93/mo — mildly negative — equity build may cover
- -4.1% 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
−£93/mo
You top up £93/mo
Price vs market
Above comparable sales
+20% vs 6 sold
Return · IRR
-4.1%/yr
Loses money over 5 years
Cash to get in
£40K
Deposit + fees + refurb
Price £75KReturn before costs on price · Guaranteed council rent 15.08%5-yr return on cash -8%Rent est. £717 (£670–£767)
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: £670–£767/mo · n=134
Financing
DepositYour cash in — the rest is the mortgage25% · £18,750
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 (£8,525–£15,914 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £56,250 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
-£93
after mortgage, operating costs & tax
Rent in£717/mo gross
£689/mo collected · £28/mo lost to voids
Where it goes
£305Mortgage£478Costs
Outgoings exceed rent — you top up £93/mo
Mortgage£305
Costs£478
Management£72
Maintenance£67
Insurance£20
CapEx reserve£36
Voids + council tax£4
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£93
Returns
Return before costs on price11.47%
Cash return on cash-2.77%
Gross margin£212
Cash needed£40,242
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.26
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 | £8,604 | £5,733 | £3,656 | £0 | £0 | -£785 | -£785 |
| Year 2 | £8,862 | £5,905 | £3,656 | £0 | £0 | -£699 | -£1,484 |
| Year 3 | £9,128 | £6,082 | £3,656 | £0 | £0 | -£610 | -£2,094 |
| Year 4 | £9,402 | £6,264 | £3,656 | £0 | £0 | -£519 | -£2,612 |
| Year 5 | £9,684 | £6,452 | £3,656 | £0 | £0 | -£424 | -£3,037 |
Disposal gain (gross)-£13,631
CGT£0
Net Disposal proceeds£80,736
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
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 cohortDD3 8AG · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Edinburgh · 60.7 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 · 657 sqft
£19k–£38k
£ per sqft
building cost only
£29–£57
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,599–£8,541
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£7,227–£13,797
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history225d on marketno cuts yet
Strategy matrix
Council lease wins — -£61/mo · £32/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 | 11.47% | -£93 | £40,242 | -7.5% | Low | Feasible |
| Housing-benefit rent | 9.81% | -£217 | £40,242 | -24.1% | Med | Feasible |
| ⭐ Council lease | 11.47% | -£61 | £40,242 | -6.9% | Low | Feasible |
| Refurb & refinance | 11.47% | -£93 | £48,539 | -6.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £98,914 | -9% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Dundee and Angus · cap £613/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Dundee and Angus
- LHA monthly cap:
- £613
- 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
+£513/mo cash flow vs Rent it out if converted to Rent by the room
38.40% Return before costs on price converted vs 11.47% as-is
As-is Rent it out
Monthly profit+£70
Return before costs on price11.47%
Cash needed£30,648
If converted to Rent by the room
Monthly profit+£583
Return before costs on price38.40%
Cash needed£46,648
Δ vs Rent it out Monthly profit+£513
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
£23,853–£45,000full refurb + room split
⚠️ Capped at 60% of £75,000 asking (£45,000). Raw model: £37,335–£70,435. Verify with a surveyor before offering.
What's in this cost
- Kitchen£5,520–£11,040
- 1 × bathroom£3,642–£6,676
- Rewire£1,679–£2,938
- Replumb£1,259–£2,518
- Windows£4,197–£7,555
- Paint + decor£2,938–£5,457
- Flooring£4,617–£8,815
Comparables
sold within 0.5 miWide · CV 12.3%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score10 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Tax treatment
Annual gross rent£8,604
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,116
Exit costs
Projected sale price (5y · 2%/yr growth)£82,806
Capital gain (pre-CGT)£7,806
Sale costs (~2.5%)£2,070
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-£3,037
Rates as of Oct 2024
Acquisition costs
£40,242cash neededPurchase price£75,000
Deposit (25%)£18,750
Stamp duty+8% Additional Dwelling Supplement (ADS)£6,000
Refurb£11,367
Legal + survey£2,000
Mortgage fees£2,125
Total cash neededdeposit + costs (loan covers the rest)£40,242
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
!!! NEW FIXED PRICE !!! Nestled on Provost Road in the vibrant city of Dundee, this charming ground floor flat offers a delightful living experience. Built in 1929, the property has been well-maintained and is presented in move-in condition, making it an ideal choice for first-time buyers or savvy investors seeking a buy-to-let opportunity.
Spanning an impressive 657 square feet, the flat features two spacious double bedrooms, providing ample space for relaxation and rest. T…
Floor plans
Listing metarightmove · Harmony Homes Estate Agency
About this listing
225 days · RightmovePrice history
5-year price trend
Monthly profit
−£93
Cash needed
£40K
Return after costs
-2.77%
IRR
-4.11%
Listed 225d ago
Provost Road, Dundee
flat · 2 bed · 1 bath · 657 sqft
£75,000
est £717 · 11.47% gross
1 / 15
35/100
Marginal
15.08% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
11.47% Return before costs — above-market
Price
£75K
20% above sold comps
Return before costs (best)
15.08%
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: £670–£767/mo · n=134
Financing
DepositYour cash in — the rest is the mortgage25% · £18,750
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 (£8,525–£15,914 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £56,250 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
-£93
after mortgage, operating costs & tax
Rent in£717/mo gross
£689/mo collected · £28/mo lost to voids
Where it goes
£305Mortgage£478Costs
Outgoings exceed rent — you top up £93/mo
Mortgage£305
Costs£478
Management£72
Maintenance£67
Insurance£20
CapEx reserve£36
Voids + council tax£4
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£93
Returns
Return before costs on price11.47%
Cash return on cash-2.77%
Gross margin£212
Cash needed£40,242
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.26
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Dundee and Angus · cap £613/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Dundee and Angus
- LHA monthly cap:
- £613
- 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 | £8,604 | £5,733 | £3,656 | £0 | £0 | -£785 | -£785 |
| Year 2 | £8,862 | £5,905 | £3,656 | £0 | £0 | -£699 | -£1,484 |
| Year 3 | £9,128 | £6,082 | £3,656 | £0 | £0 | -£610 | -£2,094 |
| Year 4 | £9,402 | £6,264 | £3,656 | £0 | £0 | -£519 | -£2,612 |
| Year 5 | £9,684 | £6,452 | £3,656 | £0 | £0 | -£424 | -£3,037 |
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 12.3%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£731
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£3,037
Acquisition costs
25% deposit£18,750
Stamp duty£6,000
Refurb£11,367
Legal + survey£2,000
Mortgage + broker£2,125
Cash needed£40,242
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
!!! NEW FIXED PRICE !!! Nestled on Provost Road in the vibrant city of Dundee, this charming ground floor flat offers a delightful living experience. Built in 1929, the property has been well-maintained and is presented in move-in condition, making it an ideal choice for first-time buyers or savvy investors seeking a buy-to-let opportunity.
Spanning an impressive 657 square feet, the flat features two spacious double bedrooms, providing ample space for relaxation and rest. T…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice