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Year 5 disposal
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17/ 100
Weak
16.98% Guaranteed council rent return before costs — verify the rent + comps locally.
Why it works
- 11.59% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Monthly profit −£147/mo — mildly negative — equity build may cover
- -6.5% 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
−£147/mo
You top up £147/mo
Price
£59K
No local sold comps to compare
Return · IRR
-6.5%/yr
Loses money over 5 years
Cash to get in
£36K
Deposit + fees + refurb
Return before costs on price · Guaranteed council rent 16.98%5-yr return on cash -20%Rent est. £570 (£536–£606)
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: £536–£606/mo · n=84
Financing
DepositYour cash in — the rest is the mortgage25% · £14,750
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 (£9,518–£17,767 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £44,250 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
-£147
after mortgage, operating costs & tax
Rent in£570/mo gross
£548/mo collected · £22/mo lost to voids
Where it goes
£240Mortgage£456Costs
Outgoings exceed rent — you top up £147/mo
Mortgage£240
Costs£456
Management£57
Maintenance£67
Insurance£20
CapEx reserve£29
Voids + council tax£4
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£147
Returns
Return before costs on price11.59%
Cash return on cash-4.90%
Gross margin£92
Cash needed£36,046
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.29
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 | £6,840 | £5,468 | £2,876 | £0 | £0 | -£1,504 | -£1,504 |
| Year 2 | £7,045 | £5,632 | £2,876 | £0 | £0 | -£1,463 | -£2,967 |
| Year 3 | £7,257 | £5,801 | £2,876 | £0 | £0 | -£1,421 | -£4,388 |
| Year 4 | £7,474 | £5,975 | £2,876 | £0 | £0 | -£1,377 | -£5,765 |
| Year 5 | £7,698 | £6,154 | £2,876 | £0 | £0 | -£1,332 | -£7,097 |
Disposal gain (gross)-£14,899
CGT£0
Net Disposal proceeds£63,512
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 cohortDD3 6RT · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Edinburgh · 60 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
1-bed · 1-bath · 753 sqft
£21k–£41k
£ per sqft
building cost only
£28–£54
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,271–£9,789
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,283–£15,813
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history158d on marketno cuts yet
Strategy matrix
Council lease wins — -£121/mo · £26/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 | 11.59% | -£147 | £36,046 | -19.7% | Low | Feasible |
| Housing-benefit rent | 8.12% | -£313 | £36,046 | -47.5% | Med | Feasible |
| ⭐ Council lease | 11.59% | -£121 | £36,046 | -19.0% | Low | Feasible |
| Refurb & refinance | 11.59% | -£147 | £44,072 | -16.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £83,487 | -16% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Dundee and Angus · cap £399/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Dundee and Angus
- LHA monthly cap:
- £399
- 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
+£610/mo cash flow vs Rent it out if converted to Rent by the room
48.81% Return before costs on price converted vs 11.59% as-is
As-is Rent it out
Monthly profit+£24
Return before costs on price11.59%
Cash needed£26,648
If converted to Rent by the room
Monthly profit+£634
Return before costs on price48.81%
Cash needed£42,648
Δ vs Rent it out Monthly profit+£610
Show conversion detail
Cannot Rent by the room:Only 1 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
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£6,840
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,767
Exit costs
Projected sale price (5y · 2%/yr growth)£65,141
Capital gain (pre-CGT)£6,141
Sale costs (~2.5%)£1,629
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-£7,097
Rates as of Oct 2024
Acquisition costs
£36,046cash neededPurchase price£59,000
Deposit (25%)£14,750
Stamp duty+8% Additional Dwelling Supplement (ADS)£4,720
Refurb£12,691
Legal + survey£2,000
Mortgage fees£1,885
Total cash neededdeposit + costs (loan covers the rest)£36,046
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Positioned on the second floor, this one-bedroom apartment offers a straightforward opportunity in a well-established part of Dundee. Hill Square is well placed for day-to-day amenities, local bus links and easy access across the city, making it a practical choice for a first-time buyer, investor or someone looking for a move-made-easy.
Inside, the layout is simple and functional, with a bright front-facing lounge, a separate kitchen, a double bedroom with integrated storage…
Floor plans
Listing metarightmove · Verdala
About this listing
158 days · RightmovePrice history
5-year price trend
Monthly profit
−£147
Cash needed
£36K
Return after costs
-4.90%
IRR
-6.50%
Listed 158d ago
10 Hill Square, Dundee, DD3 6RT
flat · 1 bed · 1 bath · 753 sqft
£59,000
est £570 · 11.59% gross
1 / 7
17/100
Marginal
16.98% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
11.59% Return before costs — above-market
Price
£59K
Return before costs (best)
16.98%
Council
Bedrooms
1
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: £536–£606/mo · n=84
Financing
DepositYour cash in — the rest is the mortgage25% · £14,750
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 (£9,518–£17,767 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £44,250 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
-£147
after mortgage, operating costs & tax
Rent in£570/mo gross
£548/mo collected · £22/mo lost to voids
Where it goes
£240Mortgage£456Costs
Outgoings exceed rent — you top up £147/mo
Mortgage£240
Costs£456
Management£57
Maintenance£67
Insurance£20
CapEx reserve£29
Voids + council tax£4
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£147
Returns
Return before costs on price11.59%
Cash return on cash-4.90%
Gross margin£92
Cash needed£36,046
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.29
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Dundee and Angus · cap £399/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Dundee and Angus
- LHA monthly cap:
- £399
- 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 | £6,840 | £5,468 | £2,876 | £0 | £0 | -£1,504 | -£1,504 |
| Year 2 | £7,045 | £5,632 | £2,876 | £0 | £0 | -£1,463 | -£2,967 |
| Year 3 | £7,257 | £5,801 | £2,876 | £0 | £0 | -£1,421 | -£4,388 |
| Year 4 | £7,474 | £5,975 | £2,876 | £0 | £0 | -£1,377 | -£5,765 |
| Year 5 | £7,698 | £6,154 | £2,876 | £0 | £0 | -£1,332 | -£7,097 |
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£575
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£7,097
Acquisition costs
25% deposit£14,750
Stamp duty£4,720
Refurb£12,691
Legal + survey£2,000
Mortgage + broker£1,885
Cash needed£36,046
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
Positioned on the second floor, this one-bedroom apartment offers a straightforward opportunity in a well-established part of Dundee. Hill Square is well placed for day-to-day amenities, local bus links and easy access across the city, making it a practical choice for a first-time buyer, investor or someone looking for a move-made-easy.
Inside, the layout is simple and functional, with a bright front-facing lounge, a separate kitchen, a double bedroom with integrated storage…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice