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Year 5 disposal
⊞ View all 5
19/ 100
Weak
14.49% Housing-benefit rent return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 10.41% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Monthly profit −£182/mo — mildly negative — equity build may cover
- -9.1% 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
−£182/mo
You top up £182/mo
Price
£64K
No local sold comps to compare
Return · IRR
-9.1%/yr
Loses money over 5 years
Cash to get in
£32K
Deposit + fees + refurb
Return before costs on price · Housing-benefit rent 14.49%5-yr return on cash -29%Rent est. £555 (£525–£587)
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: £525–£587/mo · n=143
Financing
DepositYour cash in — the rest is the mortgage25% · £16,000
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 (£5,348–£9,982 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £48,000 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
-£182
after mortgage, operating costs & tax
Rent in£555/mo gross
£534/mo collected · £21/mo lost to voids
Where it goes
£260Mortgage£456Costs
Outgoings exceed rent — you top up £182/mo
Mortgage£260
Costs£456
Management£56
Maintenance£67
Insurance£20
CapEx reserve£28
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£182
Returns
Return before costs on price10.41%
Cash return on cash-6.79%
Gross margin£78
Cash needed£32,210
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.05
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 | £6,660 | £5,471 | £3,120 | £0 | £0 | -£1,931 | -£1,931 |
| Year 2 | £6,860 | £5,635 | £3,120 | £0 | £0 | -£1,895 | -£3,826 |
| Year 3 | £7,066 | £5,804 | £3,120 | £0 | £0 | -£1,859 | -£5,685 |
| Year 4 | £7,278 | £5,978 | £3,120 | £0 | £0 | -£1,821 | -£7,506 |
| Year 5 | £7,496 | £6,158 | £3,120 | £0 | £0 | -£1,782 | -£9,287 |
Disposal gain (gross)-£9,355
CGT£0
Net Disposal proceeds£68,895
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 profileStudent let
Tenant profilelikely cohortAB25 · 1 bed
Primary profile
Student let
Nearest university
for student-let assessment
University of Aberdeen · 1.6 km
Reason
1.6 km from a major UK university — student couples / individuals dominate 1-bed lets here.
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 · 630 sqft
£19k–£37k
£ per sqft
building cost only
£29–£58
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,410–£8,190
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,930–£13,230
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 history87d on marketno cuts yet
Strategy matrix
Rent it out wins — -£182/mo · level with Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| ⭐ Rent it out | 10.41% | -£182 | £32,210 | -28.8% | Low | Feasible |
| Housing-benefit rent | 8.89% | -£282 | £32,210 | -45.6% | Med | Feasible |
| Council lease | 0.00% | -£626 | £32,210 | -120.9% | Low | Feasible |
| Refurb & refinance | 10.41% | -£182 | £38,262 | -24.3% | Med | Feasible |
| Short-stay let / Airbnb | 6.26% | -£445 | £32,210 | -84.9% | High | Feasible |
| Buy, improve & sell | 0.00% | -£366 | £81,102 | -6% | 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 £474/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Aberdeen and Shire
- LHA monthly cap:
- £474
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 let12% occupancy
£90/night ADR
Based on 6 short-let comps nearby
Rent by the room conversion upside
+£620/mo cash flow vs Rent it out if converted to Rent by the room
45.00% Return before costs on price converted vs 10.41% as-is
As-is Rent it out
Monthly profit-£3
Return before costs on price10.41%
Cash needed£27,898
If converted to Rent by the room
Monthly profit+£618
Return before costs on price45.00%
Cash needed£43,898
Δ vs Rent it out Monthly profit+£620
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 score50 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Tax treatment
Annual gross rent£6,660
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,187
Exit costs
Projected sale price (5y · 2%/yr growth)£70,661
Capital gain (pre-CGT)£6,661
Sale costs (~2.5%)£1,767
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-£9,287
Rates as of Oct 2024
Acquisition costs
£32,210cash neededPurchase price£64,000
Deposit (25%)£16,000
Stamp duty+8% Additional Dwelling Supplement (ADS)£5,120
Refurb£7,130
Legal + survey£2,000
Mortgage fees£1,960
Total cash neededdeposit + costs (loan covers the rest)£32,210
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
The Property Purplebricks are delighted to bring to the market for sale this attractive one bedroom apartment, which is positioned in the sought after location of Rosemount. It is conveniently within walking distance of Aberdeen City Centre, North East Scotland College and The University of Aberdeen.
The first floor property has recently been freshened up throughout, allowing prospective buyers to take ownership with maximum convenience. This will be a perfect purchase for f…
Floor plans
Listing metaonthemarket · Purplebricks - Covering Aberdeen
About this listing
87 days · OnTheMarketPrice history
5-year price trend
Monthly profit
−£182
Cash needed
£32K
Return after costs
-6.79%
IRR
-9.11%
Listed 87d ago
Rosemount Place, Aberdeen, AB25, Aberdeen, AB25
flat · 1 bed · 1 bath
£64,000
est £555 · 10.41% gross
1 / 5
19/100
Marginal
14.49% Housing-benefit rent strategy — market rent unverified, verify locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.41% Return before costs — above-market
Price
£64K
Return before costs (best)
14.49%
Housing-benefit rent
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: £525–£587/mo · n=143
Financing
DepositYour cash in — the rest is the mortgage25% · £16,000
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 (£5,348–£9,982 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £48,000 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
-£182
after mortgage, operating costs & tax
Rent in£555/mo gross
£534/mo collected · £21/mo lost to voids
Where it goes
£260Mortgage£456Costs
Outgoings exceed rent — you top up £182/mo
Mortgage£260
Costs£456
Management£56
Maintenance£67
Insurance£20
CapEx reserve£28
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£182
Returns
Return before costs on price10.41%
Cash return on cash-6.79%
Gross margin£78
Cash needed£32,210
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.05
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 £474/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Aberdeen and Shire
- LHA monthly cap:
- £474
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 | £6,660 | £5,471 | £3,120 | £0 | £0 | -£1,931 | -£1,931 |
| Year 2 | £6,860 | £5,635 | £3,120 | £0 | £0 | -£1,895 | -£3,826 |
| Year 3 | £7,066 | £5,804 | £3,120 | £0 | £0 | -£1,859 | -£5,685 |
| Year 4 | £7,278 | £5,978 | £3,120 | £0 | £0 | -£1,821 | -£7,506 |
| Year 5 | £7,496 | £6,158 | £3,120 | £0 | £0 | -£1,782 | -£9,287 |
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£624
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£9,287
Acquisition costs
25% deposit£16,000
Stamp duty£5,120
Refurb£7,130
Legal + survey£2,000
Mortgage + broker£1,960
Cash needed£32,210
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 copyOnTheMarket
The Property Purplebricks are delighted to bring to the market for sale this attractive one bedroom apartment, which is positioned in the sought after location of Rosemount. It is conveniently within walking distance of Aberdeen City Centre, North East Scotland College and The University of Aberdeen.
The first floor property has recently been freshened up throughout, allowing prospective buyers to take ownership with maximum convenience. This will be a perfect purchase for f…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice