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Year 5 disposal
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41/ 100
Caution
Real 8.06% return before costs but flagged risks need pricing in.
Why it works
- 8.06% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£166/mo — mildly negative — equity build may cover
- -4.4% 5y IRR — capital outlay disproportionate to returns
- 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
−£166/mo
You top up £166/mo
Price
£149K
No local sold comps to compare
Return · IRR
-4.4%/yr
Loses money over 5 years
Cash to get in
£62K
Deposit + fees + refurb
Return before costs on price 8.06%5-yr return on cash -10%Rent est. £1,001 (£902–£1,111)
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: £902–£1,111/mo · n=25
Financing
DepositYour cash in — the rest is the mortgage25% · £37,250
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 (£5,348–£9,982 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £111,750 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
-£166
after mortgage, operating costs & tax
Rent in£1,001/mo gross
£963/mo collected · £39/mo lost to voids
Where it goes
£605Mortgage£523Costs
Outgoings exceed rent — you top up £166/mo
Mortgage£605
Costs£523
Management£100
Maintenance£67
Insurance£20
CapEx reserve£50
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£166
Returns
Return before costs on price8.06%
Cash return on cash-3.23%
Gross margin£440
Cash needed£61,615
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.59
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 | £12,012 | £6,274 | £7,264 | £0 | £0 | -£1,526 | -£1,526 |
| Year 2 | £12,372 | £6,462 | £7,264 | £0 | £0 | -£1,353 | -£2,879 |
| Year 3 | £12,744 | £6,656 | £7,264 | £0 | £0 | -£1,176 | -£4,055 |
| Year 4 | £13,126 | £6,856 | £7,264 | £0 | £0 | -£993 | -£5,049 |
| Year 5 | £13,520 | £7,061 | £7,264 | £0 | £0 | -£805 | -£5,854 |
Disposal gain (gross)-£9,735
CGT£0
Net Disposal proceeds£160,395
What we verified
What we verified
31073 ok · 1 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdAsk agent
Tenure & planningAsk agent
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 profileStudent let
Tenant profilelikely cohortG3 · 1 bed
Primary profile
Student let
Nearest university
for student-let assessment
University of Glasgow · 0.6 km
Reason
0.6 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 history29d on marketno cuts yet
Strategy matrix
Rent it out wins — -£166/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 | 8.06% | -£166 | £61,615 | -9.5% | Low | Feasible |
| Housing-benefit rent | 5.58% | -£463 | £61,615 | -38.7% | Med | Feasible |
| Council lease | 0.00% | -£971 | £61,615 | -96.8% | Low | Feasible |
| Refurb & refinance | 8.06% | -£166 | £71,917 | -8.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £172,982 | 3% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Greater Glasgow · cap £693/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Greater Glasgow
- LHA monthly cap:
- £693
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
+£327/mo cash flow vs Rent it out if converted to Rent by the room
19.33% Return before costs on price converted vs 8.06% as-is
As-is Rent it out
Monthly profit+£22
Return before costs on price8.06%
Cash needed£49,148
If converted to Rent by the room
Monthly profit+£349
Return before costs on price19.33%
Cash needed£65,148
Δ vs Rent it out Monthly profit+£327
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 score10 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Tax treatment
Annual gross rent£12,012
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,988
Exit costs
Projected sale price (5y · 2%/yr growth)£164,508
Capital gain (pre-CGT)£15,508
Sale costs (~2.5%)£4,113
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-£5,854
Rates as of Oct 2024
Acquisition costs
£61,615cash neededPurchase price£149,000
Deposit (25%)£37,250
Stamp duty+8% Additional Dwelling Supplement (ADS)£12,000
Refurb£7,130
Legal + survey£2,000
Mortgage fees£3,235
Total cash neededdeposit + costs (loan covers the rest)£61,615
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
Forming part of a traditional sandstone building the property offers generous internal accommodation and provides a fantastic opportunity to acquire a home in a highly convenient West End location. The accommodation comprises a welcoming entrance hallway, living room, fitted kitchen, double bedroom and bathroom.
The kitchen is fitted with a range of contemporary-style wall and base units, work surfaces and a stainless-steel sink, while the bathroom features a three-piece sui…
Floor plans
Listing metaonthemarket · Cairn Letting & Estate Agency - Glasgow
About this listing
29 days · OnTheMarketPrice history
5-year price trend
Monthly profit
−£166
Cash needed
£62K
Return after costs
-3.23%
IRR
-4.44%
Listed 29d ago
Gray Street, Finnieston, Glasgow, G3, Glasgow, G3
flat · 1 bed · 1 bath
£149,000
est £1,001 · 8.06% gross
EPC C
1 / 5
41/100
Caution
8.06% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.06% Return before costs — above-market
Price
£149K
Return before costs
8.06%
est rent £1,001/monot enough comparablesRange £902–£1,111/mo (Q1–Q3)
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: £902–£1,111/mo · n=25
Financing
DepositYour cash in — the rest is the mortgage25% · £37,250
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 (£5,348–£9,982 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £111,750 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
-£166
after mortgage, operating costs & tax
Rent in£1,001/mo gross
£963/mo collected · £39/mo lost to voids
Where it goes
£605Mortgage£523Costs
Outgoings exceed rent — you top up £166/mo
Mortgage£605
Costs£523
Management£100
Maintenance£67
Insurance£20
CapEx reserve£50
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£166
Returns
Return before costs on price8.06%
Cash return on cash-3.23%
Gross margin£440
Cash needed£61,615
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.59
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Greater Glasgow · cap £693/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Greater Glasgow
- LHA monthly cap:
- £693
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 | £12,012 | £6,274 | £7,264 | £0 | £0 | -£1,526 | -£1,526 |
| Year 2 | £12,372 | £6,462 | £7,264 | £0 | £0 | -£1,353 | -£2,879 |
| Year 3 | £12,744 | £6,656 | £7,264 | £0 | £0 | -£1,176 | -£4,055 |
| Year 4 | £13,126 | £6,856 | £7,264 | £0 | £0 | -£993 | -£5,049 |
| Year 5 | £13,520 | £7,061 | £7,264 | £0 | £0 | -£805 | -£5,854 |
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 typeAsk agent
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,453
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£5,854
Acquisition costs
25% deposit£37,250
Stamp duty£12,000
Refurb£7,130
Legal + survey£2,000
Mortgage + broker£3,235
Cash needed£61,615
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
Forming part of a traditional sandstone building the property offers generous internal accommodation and provides a fantastic opportunity to acquire a home in a highly convenient West End location. The accommodation comprises a welcoming entrance hallway, living room, fitted kitchen, double bedroom and bathroom.
The kitchen is fitted with a range of contemporary-style wall and base units, work surfaces and a stainless-steel sink, while the bathroom features a three-piece sui…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice