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Year 5 disposal
⊞ View all 5
100/ 100
Strong
Strong investment fundamentals.
Why it works
- 10.91% return before costs — above-market
- 12.4% Rent by the room return before costs (net 6.36% after CapEx + bills) — conversion play
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC C — MEES compliant
Why to be cautious
- No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£75/mo
Barely breaks even each month
Price
£140K
No local sold comps to compare
Return · IRR
0.7%/yr
Modest annualised return
Cash to get in
£68K
Deposit + fees + refurb
Return before costs on price · Rent by the room 12.39%5-yr return on cash 13%Rent est. £1,273 (£1,151–£1,408)
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: £1,151–£1,408/mo · n=43
Financing
DepositYour cash in — the rest is the mortgage25% · £35,000
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 (£12,593–£23,506 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £105,000 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
+£75
after mortgage, operating costs & tax
Rent in£1,273/mo gross
£1,224/mo collected · £49/mo lost to voids
Where it goes
£569Mortgage£563Costs
£75/mo left as profit · 6% of rent kept
Mortgage£569
Costs£563
Management£127
Maintenance£67
Insurance£20
CapEx reserve£64
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax£18
Profit+£75
Returns
Return before costs on price10.91%
Cash return on cash1.32%
Gross margin£661
Cash needed£68,090
Monthly profit payback75y 9m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.15
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 | £15,276 | £6,753 | £6,825 | £0 | £323 | £1,375 | £1,375 |
| Year 2 | £15,734 | £6,956 | £6,825 | £0 | £371 | £1,582 | £2,957 |
| Year 3 | £16,206 | £7,165 | £6,825 | £0 | £421 | £1,796 | £4,753 |
| Year 4 | £16,692 | £7,380 | £6,825 | £0 | £473 | £2,015 | £6,767 |
| Year 5 | £17,193 | £7,601 | £6,825 | £0 | £526 | £2,241 | £9,009 |
Disposal gain (gross)-£19,283
CGT£0
Net Disposal proceeds£150,707
What we verified
What we verified
60066 ok · 0 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Scottish Rent by the room licensingCouncil planning restriction not applicable
Article 4 Directions are an England-and-Wales planning instrument only. Scotland gates HMO conversion through the Mandatory HMO Licensing regime (Housing (Scotland) Act 2006).
Confirm your specific council's HMO licence conditions and policy density caps before offering. See the Scottish Government HMO guidance.
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 cohortDD1 · 3 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Edinburgh · 58.9 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
3-bed · 1-bath · 990 sqft
£25k–£49k
£ per sqft
building cost only
£25–£49
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,930–£12,870
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,890–£20,790
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
Price & sale history63d on marketno cuts yet
Strategy matrix
Rent it out wins — +£75/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 | 10.91% | +£75 | £68,090 | 13.2% | Low | Feasible |
| Housing-benefit rent | 6.80% | -£349 | £68,090 | -23.9% | Med | Feasible |
| Council lease | 0.00% | -£935 | £68,090 | -84.4% | Low | Feasible |
| Refurb & refinance | 10.91% | +£75 | £81,806 | 11.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £176,706 | -5% | Med | Feasible |
| Rent by the room | 12.39% | -£913 | £94,090 | -52.0% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Dundee and Angus · cap £793/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Dundee and Angus
- LHA monthly cap:
- £793
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
+£148/mo cash flow vs Rent it out if converted to Rent by the room
20.57% Return before costs on price converted vs 10.91% as-is
Room mix (3 lettable rooms)
1× Double @ £473/mo1× Single @ £414/mo1× En-suite @ £559/mo
≈ £1,445/mo gross room income
As-is Rent it out
Monthly profit+£229
Return before costs on price10.91%
Cash needed£46,898
If converted to Rent by the room
Monthly profit+£377
Return before costs on price20.57%
Cash needed£62,898
Δ vs Rent it out Monthly profit+£148
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£44,691–£84,000full refurb + room split
⚠️ Capped at 60% of £140,000 asking (£84,000). Raw model: £48,990–£92,080. Verify with a surveyor before offering.
What's in this cost
- Kitchen£7,882–£15,764
- 1 × bathroom£5,200–£9,533
- Rewire£3,613–£6,322
- Replumb£2,709–£5,419
- Windows£9,031–£16,256
- Paint + decor£6,322–£11,741
- Flooring£9,934–£18,966
Based on 1326 HMO comps within 1.3 km
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Tax treatment
Annual gross rent£15,276
Section 24 credit£0
Annual tax due£323
Post-tax Monthly profit annual£787
Exit costs
Projected sale price (5y · 2%/yr growth)£154,571
Capital gain (pre-CGT)£14,571
Sale costs (~2.5%)£3,864
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£9,009
Rates as of Oct 2024
Acquisition costs
£68,090cash neededPurchase price£140,000
Deposit (25%)£35,000
Stamp duty+8% Additional Dwelling Supplement (ADS)£11,200
Refurb£16,790
Legal + survey£2,000
Mortgage fees£3,100
Total cash neededdeposit + costs (loan covers the rest)£68,090
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
Situated on the fourth floor of a traditional tenement in the heart of Dundee, this spacious three-bedroom flat offers bright and well-proportioned accommodation, ideally suited to a range of buyers including professionals, first-time purchasers and investors.
The property is entered via a welcoming hallway which leads to an impressive open plan sitting, dining and kitchen area. A beautiful bay window floods the room with natural light, creating an inviting space for both re…
Floor plans
Listing metaonthemarket · DJ Alexander - Edinburgh Sales
About this listing
63 days · OnTheMarketPrice history
5-year price trend
Monthly profit
+£75
Cash needed
£68K
Return after costs
1.32%
IRR
0.74%
Listed 63d ago
12 (4FL) Whitehall Crescent, City Centre, Dundee, DD1, Dundee, DD1
flat · 3 bed · 1 bath
£140,000
est £1,273 · 10.91% gross
EPC C
1 / 5
100/100
Strong
Real 12.39% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.91% Return before costs — above-market
12.4% Rent by the room Return before costs — conversion play
Price
£140K
Return before costs (best)
12.39%
Rent by the room
Bedrooms
3
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: £1,151–£1,408/mo · n=43
Financing
DepositYour cash in — the rest is the mortgage25% · £35,000
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 (£12,593–£23,506 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £105,000 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
+£75
after mortgage, operating costs & tax
Rent in£1,273/mo gross
£1,224/mo collected · £49/mo lost to voids
Where it goes
£569Mortgage£563Costs
£75/mo left as profit · 6% of rent kept
Mortgage£569
Costs£563
Management£127
Maintenance£67
Insurance£20
CapEx reserve£64
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax£18
Profit+£75
Returns
Return before costs on price10.91%
Cash return on cash1.32%
Gross margin£661
Cash needed£68,090
Monthly profit payback75y 9m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.15
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Dundee and Angus · cap £793/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Dundee and Angus
- LHA monthly cap:
- £793
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 | £15,276 | £6,753 | £6,825 | £0 | £323 | £1,375 | £1,375 |
| Year 2 | £15,734 | £6,956 | £6,825 | £0 | £371 | £1,582 | £2,957 |
| Year 3 | £16,206 | £7,165 | £6,825 | £0 | £421 | £1,796 | £4,753 |
| Year 4 | £16,692 | £7,380 | £6,825 | £0 | £473 | £2,015 | £6,767 |
| Year 5 | £17,193 | £7,601 | £6,825 | £0 | £526 | £2,241 | £9,009 |
Rent by the room upside
What we verified
6006
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,365
Annual rental tax£211
CGT yr 5£0 · company level
5y net total£9,009
Acquisition costs
25% deposit£35,000
Stamp duty£11,200
Refurb£16,790
Legal + survey£2,000
Mortgage + broker£3,100
Cash needed£68,090
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
Situated on the fourth floor of a traditional tenement in the heart of Dundee, this spacious three-bedroom flat offers bright and well-proportioned accommodation, ideally suited to a range of buyers including professionals, first-time purchasers and investors.
The property is entered via a welcoming hallway which leads to an impressive open plan sitting, dining and kitchen area. A beautiful bay window floods the room with natural light, creating an inviting space for both re…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice