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Year 5 disposal
BMV -36%
⊞ View all 5
60/ 100
Solid
Real 17.40% Guaranteed council rent return before costs with manageable risks.
Why it works
- 13.57% return before costs — above-market
- Priced below market -36% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£38/mo — mildly negative — equity build may cover
- -2.7% 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
−£38/mo
You top up £38/mo
Price vs market
Below market value
-36% vs 12 sold · interior unseen
Return · IRR
-2.7%/yr
Loses money over 5 years
Cash left in
£8K
Stays in after refinancing at value
Price £65KCash to buy £35KReturn before costs on price · Guaranteed council rent 17.40%5-yr return on cash 1%Rent est. £735 (£675–£800)
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: £675–£800/mo · n=120
Financing
DepositYour cash in — the rest is the mortgage25% · £16,250
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 (£7,521–£14,039 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £48,750 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
-£38
after mortgage, operating costs & tax
Rent in£735/mo gross
£707/mo collected · £28/mo lost to voids
Where it goes
£264Mortgage£480Costs
Outgoings exceed rent — you top up £38/mo
Mortgage£264
Costs£480
Management£74
Maintenance£67
Insurance£20
CapEx reserve£37
Voids + council tax£4
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£38
Returns
Return before costs on price13.57%
Cash return on cash-1.28%
Gross margin£226
Cash needed£35,453
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.68
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 | £8,820 | £5,765 | £3,169 | £0 | £0 | -£114 | -£114 |
| Year 2 | £9,085 | £5,938 | £3,169 | £0 | £0 | -£22 | -£136 |
| Year 3 | £9,357 | £6,116 | £3,169 | £0 | £14 | £58 | -£78 |
| Year 4 | £9,638 | £6,300 | £3,169 | £0 | £32 | £138 | £60 |
| Year 5 | £9,927 | £6,489 | £3,169 | £0 | £51 | £219 | £279 |
Disposal gain (gross)-£12,257
CGT£0
Net Disposal proceeds£69,971
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 cohortDD3 7AQ · 2 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
2-bed · 1-bath · 560 sqft
£17k–£34k
£ per sqft
building cost only
£31–£61
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£3,920–£7,280
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,160–£11,760
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history87d on marketno cuts yet
Strategy matrix
Council lease wins — -£5/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 | 13.57% | -£38 | £35,453 | 0.8% | Low | Feasible |
| Housing-benefit rent | 11.32% | -£177 | £35,453 | -20.5% | Med | Feasible |
| ⭐ Council lease | 13.57% | -£5 | £35,453 | 1.4% | Low | Feasible |
| Refurb & refinance | 13.57% | -£38 | £42,714 | 0.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £86,239 | -10% | 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
+£501/mo cash flow vs Rent it out if converted to Rent by the room
44.31% Return before costs on price converted vs 13.57% as-is
As-is Rent it out
Monthly profit+£113
Return before costs on price13.57%
Cash needed£28,148
If converted to Rent by the room
Monthly profit+£615
Return before costs on price44.31%
Cash needed£44,148
Δ vs Rent it out Monthly profit+£501
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
£39,000
Range: £33,150 – £44,850
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£20,640–£39,000full refurb + room split
⚠️ Capped at 60% of £65,000 asking (£39,000). Raw model: £33,940–£64,130. Verify with a surveyor before offering.
What's in this cost
- Kitchen£5,254–£10,509
- 1 × bathroom£3,466–£6,355
- Rewire£1,362–£2,384
- Replumb£1,022–£2,043
- Windows£3,406–£6,130
- Paint + decor£2,384–£4,427
- Flooring£3,746–£7,152
Comparables
sold within 0.5 miWide · CV 23.6%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score30 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Tax treatment
Annual gross rent£8,820
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£453
Exit costs
Projected sale price (5y · 2%/yr growth)£71,765
Capital gain (pre-CGT)£6,765
Sale costs (~2.5%)£1,794
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£279
Rates as of Oct 2024
Acquisition costs
£35,453cash neededPurchase price£65,000
Deposit (25%)£16,250
Stamp duty+8% Additional Dwelling Supplement (ADS)£5,200
Refurb£10,028
Legal + survey£2,000
Mortgage fees£1,975
Total cash neededdeposit + costs (loan covers the rest)£35,453
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
The internal layout is straightforward and functional. An entrance hall provides access to the main living areas, including a bright lounge with a neutral finish, creating a versatile space for both relaxing and dining. The kitchen is separate and fitted with a range of units and appliances, offering practicality for everyday use.
There are two bedrooms within the property, both of which are comfortably double in size and offer ample space for freestanding furniture. The bat…
Floor plans
Listing metaonthemarket · Gilson Gray - Edinburgh
About this listing
87 days · OnTheMarketPrice history
5-year price trend
Monthly profit
−£38
Cash needed
£35K
Return after costs
-1.28%
IRR
-2.66%
Listed 87d ago
319G, Hilltown, Dundee, DD3 7AQ, Dundee, DD3 7AQ
flat · 2 bed · 1 bath · 560 sqft
£65,000
est £735 · 13.57% gross
Leasehold 80yrEPC C
Priced below market
1 / 5
60/100
Solid
Real 17.40% — fundamentals work.
Priced below market -36% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
13.57% Return before costs — above-market
Lease 80 yrs — extend before exit
Price
£65K
36% below sold comps
Return before costs (best)
17.40%
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: £675–£800/mo · n=120
Financing
DepositYour cash in — the rest is the mortgage25% · £16,250
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 (£7,521–£14,039 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £48,750 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
-£38
after mortgage, operating costs & tax
Rent in£735/mo gross
£707/mo collected · £28/mo lost to voids
Where it goes
£264Mortgage£480Costs
Outgoings exceed rent — you top up £38/mo
Mortgage£264
Costs£480
Management£74
Maintenance£67
Insurance£20
CapEx reserve£37
Voids + council tax£4
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£38
Returns
Return before costs on price13.57%
Cash return on cash-1.28%
Gross margin£226
Cash needed£35,453
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.68
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 | £8,820 | £5,765 | £3,169 | £0 | £0 | -£114 | -£114 |
| Year 2 | £9,085 | £5,938 | £3,169 | £0 | £0 | -£22 | -£136 |
| Year 3 | £9,357 | £6,116 | £3,169 | £0 | £14 | £58 | -£78 |
| Year 4 | £9,638 | £6,300 | £3,169 | £0 | £32 | £138 | £60 |
| Year 5 | £9,927 | £6,489 | £3,169 | £0 | £51 | £219 | £279 |
Rent by the room upside
What we verified
4206
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remainingFreehold
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 miWide · CV 23.6%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£634
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£279
Acquisition costs
25% deposit£16,250
Stamp duty£5,200
Refurb£10,028
Legal + survey£2,000
Mortgage + broker£1,975
Cash needed£35,453
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 internal layout is straightforward and functional. An entrance hall provides access to the main living areas, including a bright lounge with a neutral finish, creating a versatile space for both relaxing and dining. The kitchen is separate and fitted with a range of units and appliances, offering practicality for everyday use.
There are two bedrooms within the property, both of which are comfortably double in size and offer ample space for freestanding furniture. The bat…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice