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Year 5 disposal
BMV -36%
⊞ View all 5
60/ 100
Solid
Real 15.41% Guaranteed council rent return before costs with manageable risks.
Why it works
- 10.78% 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
- Floor area 495 sqft — small for the type
- Monthly profit −£160/mo — mildly negative — equity build may cover
- -7.5% 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
−£160/mo
You top up £160/mo
Price vs market
Below market value
-36% vs 12 sold · interior unseen
Return · IRR
-7.5%/yr
Loses money over 5 years
Cash left in
£7K
Stays in after refinancing at value
Price £65KCash to buy £35KReturn before costs on price · Guaranteed council rent 15.41%5-yr return on cash -23%Rent est. £584 (£525–£650)
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–£650/mo · n=103
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 (£6,848–£12,783 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
-£160
after mortgage, operating costs & tax
Rent in£584/mo gross
£562/mo collected · £22/mo lost to voids
Where it goes
£264Mortgage£458Costs
Outgoings exceed rent — you top up £160/mo
Mortgage£264
Costs£458
Management£58
Maintenance£67
Insurance£20
CapEx reserve£29
Voids + council tax£4
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£160
Returns
Return before costs on price10.78%
Cash return on cash-5.57%
Gross margin£104
Cash needed£34,556
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.13
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 | £7,008 | £5,493 | £3,169 | £0 | £0 | -£1,654 | -£1,654 |
| Year 2 | £7,218 | £5,658 | £3,169 | £0 | £0 | -£1,609 | -£3,262 |
| Year 3 | £7,435 | £5,828 | £3,169 | £0 | £0 | -£1,562 | -£4,824 |
| Year 4 | £7,658 | £6,003 | £3,169 | £0 | £0 | -£1,513 | -£6,338 |
| Year 5 | £7,888 | £6,183 | £3,169 | £0 | £0 | -£1,464 | -£7,801 |
Disposal gain (gross)-£11,360
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 7PA · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Edinburgh · 60.9 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
1-bed · 1-bath · 495 sqft
£16k–£32k
£ per sqft
building cost only
£32–£65
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£3,465–£6,435
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£5,445–£10,395
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history49d on marketno cuts yet
Strategy matrix
Council lease wins — -£134/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 | 10.78% | -£160 | £34,556 | -22.6% | Low | Feasible |
| Housing-benefit rent | 7.37% | -£338 | £34,556 | -53.8% | Med | Feasible |
| ⭐ Council lease | 10.78% | -£134 | £34,556 | -21.8% | Low | Feasible |
| Refurb & refinance | 10.78% | -£160 | £41,458 | -18.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £84,983 | -9% | 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
+£601/mo cash flow vs Rent it out if converted to Rent by the room
44.31% Return before costs on price converted vs 10.78% as-is
As-is Rent it out
Monthly profit+£14
Return before costs on price10.78%
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+£601
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 miWide · CV 23.6%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score10 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Tax treatment
Annual gross rent£7,008
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,923
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-£7,801
Rates as of Oct 2024
Acquisition costs
£34,556cash neededPurchase price£65,000
Deposit (25%)£16,250
Stamp duty+8% Additional Dwelling Supplement (ADS)£5,200
Refurb£9,131
Legal + survey£2,000
Mortgage fees£1,975
Total cash neededdeposit + costs (loan covers the rest)£34,556
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
*Home Report Value £70,000*
The accommodation comprises a bright and spacious lounge, a well-equipped kitchen, and a generously sized bedroom benefiting from high ceilings and a wonderful outlook over the River Tay. The elevated position and impressive views create a bright and welcoming atmosphere throughout the home.
The property combines character and practicality, with the high ceilings enhancing the sense of space and light. The well-proportioned lounge provides an ide…
Floor plans
Listing metaonthemarket · Gilson Gray - Edinburgh
About this listing
49 days · OnTheMarketPrice history
5-year price trend
Monthly profit
−£160
Cash needed
£35K
Return after costs
-5.57%
IRR
-7.50%
Listed 49d ago
3/R 135, Clepington Road, Dundee, DD3 7PA, Dundee, DD3 7PA
flat · 1 bed · 1 bath · 495 sqft
£65,000
est £584 · 10.78% gross
EPC C
Priced below market
1 / 5
60/100
Solid
Real 15.41% — fundamentals work.
Priced below market -36% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.78% Return before costs — above-market
Price
£65K
36% below sold comps
Return before costs (best)
15.41%
Council
Bedrooms
1
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: £525–£650/mo · n=103
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 (£6,848–£12,783 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
-£160
after mortgage, operating costs & tax
Rent in£584/mo gross
£562/mo collected · £22/mo lost to voids
Where it goes
£264Mortgage£458Costs
Outgoings exceed rent — you top up £160/mo
Mortgage£264
Costs£458
Management£58
Maintenance£67
Insurance£20
CapEx reserve£29
Voids + council tax£4
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£160
Returns
Return before costs on price10.78%
Cash return on cash-5.57%
Gross margin£104
Cash needed£34,556
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.13
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 | £7,008 | £5,493 | £3,169 | £0 | £0 | -£1,654 | -£1,654 |
| Year 2 | £7,218 | £5,658 | £3,169 | £0 | £0 | -£1,609 | -£3,262 |
| Year 3 | £7,435 | £5,828 | £3,169 | £0 | £0 | -£1,562 | -£4,824 |
| Year 4 | £7,658 | £6,003 | £3,169 | £0 | £0 | -£1,513 | -£6,338 |
| Year 5 | £7,888 | £6,183 | £3,169 | £0 | £0 | -£1,464 | -£7,801 |
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 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-£7,801
Acquisition costs
25% deposit£16,250
Stamp duty£5,200
Refurb£9,131
Legal + survey£2,000
Mortgage + broker£1,975
Cash needed£34,556
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
*Home Report Value £70,000*
The accommodation comprises a bright and spacious lounge, a well-equipped kitchen, and a generously sized bedroom benefiting from high ceilings and a wonderful outlook over the River Tay. The elevated position and impressive views create a bright and welcoming atmosphere throughout the home.
The property combines character and practicality, with the high ceilings enhancing the sense of space and light. The well-proportioned lounge provides an ide…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice