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Year 5 disposal
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Weak
8.82% Guaranteed council rent return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 8.22% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£181/mo — mildly negative — equity build may cover
- -4.9% 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
−£181/mo
You top up £181/mo
Price
£127K
No local sold comps to compare
Return · IRR
-4.9%/yr
Loses money over 5 years
Cash to get in
£58K
Deposit + fees + refurb
Return before costs on price · Guaranteed council rent 8.82%5-yr return on cash -13%Rent est. £870 (£750–£1,009)
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: £750–£1,009/mo · n=88
Financing
DepositYour cash in — the rest is the mortgage25% · £31,750
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 (£8,183–£15,275 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £95,250 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
-£181
after mortgage, operating costs & tax
Rent in£870/mo gross
£837/mo collected · £33/mo lost to voids
Where it goes
£516Mortgage£502Costs
Outgoings exceed rent — you top up £181/mo
Mortgage£516
Costs£502
Management£87
Maintenance£67
Insurance£20
CapEx reserve£44
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£181
Returns
Return before costs on price8.22%
Cash return on cash-3.77%
Gross margin£334
Cash needed£57,726
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.62
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 | £10,440 | £6,025 | £6,191 | £0 | £0 | -£1,776 | -£1,776 |
| Year 2 | £10,753 | £6,205 | £6,191 | £0 | £0 | -£1,643 | -£3,419 |
| Year 3 | £11,076 | £6,391 | £6,191 | £0 | £0 | -£1,507 | -£4,926 |
| Year 4 | £11,408 | £6,583 | £6,191 | £0 | £0 | -£1,366 | -£6,292 |
| Year 5 | £11,750 | £6,781 | £6,191 | £0 | £0 | -£1,222 | -£7,514 |
Disposal gain (gross)-£13,358
CGT£0
Net Disposal proceeds£136,713
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand C
MEES 2030 compliance
C required for new tenancies
PASS
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 cohortAB10 6PP · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Aberdeen · 3.5 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 · 624 sqft
£18k–£37k
£ per sqft
building cost only
£29–£59
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,368–£8,112
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,864–£13,104
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history164d on market5 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£140,000 in 2023 → £127,000 asking
-9.3%in 3y
- 2023£140,000-49.5% in 9y
- 2023£142,000+1.4% in 0y
- 2014£277,199+78.8% in 8y
- 2006£155,000+47.6% in 2y
- 2004£105,000+45.8% in 2y
- 2002£72,000—
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 — +£438/mo · £580/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 | 8.22% | -£181 | £57,726 | -13.0% | Low | Feasible |
| Housing-benefit rent | 6.12% | -£405 | £57,726 | -35.9% | Med | Feasible |
| Council lease | 8.22% | -£143 | £57,726 | -12.4% | Low | Feasible |
| Refurb & refinance | 8.22% | -£181 | £68,440 | -11.0% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 23.02% | +£438 | £57,726 | 51.2% | High | Feasible |
| Buy, improve & sell | 0.00% | -£366 | £154,435 | -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
+£413/mo cash flow vs Rent it out if converted to Rent by the room
22.68% Return before costs on price converted vs 8.22% as-is
As-is Rent it out
Monthly profit+£6
Return before costs on price8.22%
Cash needed£43,648
If converted to Rent by the room
Monthly profit+£418
Return before costs on price22.68%
Cash needed£59,648
Δ vs Rent it out Monthly profit+£413
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
£36,180–£68,290full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£2,496–£4,368
- Replumb£1,872–£3,744
- Windows£6,240–£11,232
- Paint + decor£4,368–£8,112
- Flooring£6,864–£13,104
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score30 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Tax treatment
Annual gross rent£10,440
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,177
Exit costs
Projected sale price (5y · 2%/yr growth)£140,218
Capital gain (pre-CGT)£13,218
Sale costs (~2.5%)£3,505
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-£7,514
Rates as of Oct 2024
Acquisition costs
£57,726cash neededPurchase price£127,000
Deposit (25%)£31,750
Stamp duty+8% Additional Dwelling Supplement (ADS)£10,160
Refurb£10,911
Legal + survey£2,000
Mortgage fees£2,905
Total cash neededdeposit + costs (loan covers the rest)£57,726
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
NOTE HOME REPORT - The home report is available to view on the Northwood website portal (northwooduk.com/aberdeen)- within the listing and select "View home report".
This well presented upper two-bedroom flat forms part of a traditional granite building, situated in the sought-after west end of Aberdeen. The property is offered in ready to move in condition, providing a comfortable and practical living environment. A particular feature is the spacious living room, which enjo…
Floor plans
Nearby active comparables20 rentals
Comparable rentals
AB10 · same beds + typeMedian nearby: £758/mo · 20 of 20 already let-£112 vs our est
- Great Western Road, Aberdeen, Aberdee…Let2b£815/moMay 2026
- Great Western Road, Aberdeen, Aberdee…Let2b£815/moMay 2026
- Bloomfield Court, City Centre, Aberde…Let2b£700/moMay 2026
- Holburn Street, City Centre, Aberdeen…Let2b£725/moMay 2026
- Bloomfield Court, Aberdeen, AB10Let2b£750/moMay 2026
- Bloomfield Court, Aberdeen, AB10Let2b£750/moMay 2026
- Bloomfield Court, Holburn, Aberdeen,…Let2b£700/moMay 2026
- Thistle Place, Aberdeen, AB10Let2b£795/moMay 2026
- Union Grove, Aberdeen, AB10Let2b£775/moMay 2026
- Salisbury Court, Salisbury Terrace, A…Let2b£685/moMay 2026
- Hydro House, Union Street, Aberdeen,…Let2b£1,500/moMay 2026
- Pitmedden Terrace, Aberdeen, AB10Let2b£750/moMay 2026
- The Penthouse at Hydro House, Union S…Let2b£1,950/moMay 2026
- 143c Gray Street, Aberdeen, AB10 6JJLet2b£950/moMay 2026
- Gairn Mews, Aberdeen AB10Let2b£795/moMay 2026
- Gairn Mews, City Centre, Aberdeen, AB…Let2b£750/moMay 2026
- Morrison Drive, Aberdeen AB10Let2b£725/moMay 2026
- Gairn Mews, City Centre, Aberdeen, AB…Let2b£765/moMay 2026
- Aspire Grove, Claremont Street, AB10Let2b£1,150/moMay 2026
- Holburn Street, Aberdeen AB10Let2b£750/moMay 2026
Other deals nearby
AB10 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Northwood
About this listing
164 days · RightmovePrice history
5-year price trend
Monthly profit
−£181
Cash needed
£58K
Return after costs
-3.77%
IRR
-4.93%
Listed 164d ago
Great Western Road, Aberdeen, AB10
flat · 2 bed · 1 bath · 624 sqft
£127,000
est £870 · 8.22% gross
EPC C
1 / 27
20/100
Marginal
8.82% Council strategy — market rent unverified, verify locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.22% Return before costs — above-market
Price
£127K
Return before costs (best)
8.82%
Council
Bedrooms
2
1 bath
Energy rating
C
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: £750–£1,009/mo · n=88
Financing
DepositYour cash in — the rest is the mortgage25% · £31,750
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 (£8,183–£15,275 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £95,250 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
-£181
after mortgage, operating costs & tax
Rent in£870/mo gross
£837/mo collected · £33/mo lost to voids
Where it goes
£516Mortgage£502Costs
Outgoings exceed rent — you top up £181/mo
Mortgage£516
Costs£502
Management£87
Maintenance£67
Insurance£20
CapEx reserve£44
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£181
Returns
Return before costs on price8.22%
Cash return on cash-3.77%
Gross margin£334
Cash needed£57,726
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.62
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 | £10,440 | £6,025 | £6,191 | £0 | £0 | -£1,776 | -£1,776 |
| Year 2 | £10,753 | £6,205 | £6,191 | £0 | £0 | -£1,643 | -£3,419 |
| Year 3 | £11,076 | £6,391 | £6,191 | £0 | £0 | -£1,507 | -£4,926 |
| Year 4 | £11,408 | £6,583 | £6,191 | £0 | £0 | -£1,366 | -£6,292 |
| Year 5 | £11,750 | £6,781 | £6,191 | £0 | £0 | -£1,222 | -£7,514 |
Rent by the room upside
What we verified
4206
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▾
EPCEnergy efficiency ratingC
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£1,238
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£7,514
Acquisition costs
25% deposit£31,750
Stamp duty£10,160
Refurb£10,911
Legal + survey£2,000
Mortgage + broker£2,905
Cash needed£57,726
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
NOTE HOME REPORT - The home report is available to view on the Northwood website portal (northwooduk.com/aberdeen)- within the listing and select "View home report".
This well presented upper two-bedroom flat forms part of a traditional granite building, situated in the sought-after west end of Aberdeen. The property is offered in ready to move in condition, providing a comfortable and practical living environment. A particular feature is the spacious living room, which enjo…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice