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Year 5 disposal
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37/ 100
Weak
7.74% return before costs — verify the rent + comps locally.
Why it works
- 7.74% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Monthly profit −£162/mo — mildly negative — equity build may cover
- -3.5% 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.
- 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
−£162/mo
You top up £162/mo
Price
£179K
No local sold comps to compare
Return · IRR
-3.5%/yr
Loses money over 5 years
Cash to get in
£77K
Deposit + fees + refurb
Return before costs on price 7.74%5-yr return on cash -6%Rent est. £1,154 (£1,040–£1,280)
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: £1,040–£1,280/mo · n=176
Financing
DepositYour cash in — the rest is the mortgage25% · £44,750
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 (£8,970–£16,744 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £134,250 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
-£162
after mortgage, operating costs & tax
Rent in£1,154/mo gross
£1,110/mo collected · £44/mo lost to voids
Where it goes
£727Mortgage£544Costs
Outgoings exceed rent — you top up £162/mo
Mortgage£727
Costs£544
Management£115
Maintenance£67
Insurance£20
CapEx reserve£58
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£162
Returns
Return before costs on price7.74%
Cash return on cash-2.51%
Gross margin£565
Cash needed£77,395
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.53
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 | £13,848 | £6,530 | £8,726 | £0 | £0 | -£1,408 | -£1,408 |
| Year 2 | £14,263 | £6,726 | £8,726 | £0 | £0 | -£1,188 | -£2,596 |
| Year 3 | £14,691 | £6,927 | £8,726 | £0 | £0 | -£962 | -£3,559 |
| Year 4 | £15,132 | £7,135 | £8,726 | £0 | £0 | -£729 | -£4,288 |
| Year 5 | £15,586 | £7,349 | £8,726 | £0 | £0 | -£489 | -£4,777 |
Disposal gain (gross)-£15,270
CGT£0
Net Disposal proceeds£192,690
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
OK
Floor
EWS1 typically required above 18m
Floor 0
Lender impact
Ground floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
Mortgageable
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 cohortG31 · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Glasgow · 4.8 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 · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,670–£10,530
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,910–£17,010
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 history27d on marketno cuts yet
Strategy matrix
Rent it out wins — -£162/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 | 7.74% | -£162 | £77,395 | -6.2% | Low | Feasible |
| Housing-benefit rent | 5.68% | -£464 | £77,395 | -29.4% | Med | Feasible |
| Council lease | 0.00% | -£1,093 | £77,395 | -86.5% | Low | Feasible |
| Refurb & refinance | 7.74% | -£162 | £91,129 | -5.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £212,744 | 1% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Greater Glasgow · cap £848/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Greater Glasgow
- LHA monthly cap:
- £848
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
+£226/mo cash flow vs Rent it out if converted to Rent by the room
16.09% Return before costs on price converted vs 7.74% as-is
As-is Rent it out
Monthly profit+£28
Return before costs on price7.74%
Cash needed£56,648
If converted to Rent by the room
Monthly profit+£254
Return before costs on price16.09%
Cash needed£72,648
Δ vs Rent it out Monthly profit+£226
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
£46,200
Range: £39,900 – £54,600
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£44,970–£83,270full refurb + room split
What's in this cost
- Kitchen£9,000–£18,000
- 1 × bathroom£6,000–£11,000
- Rewire£3,240–£5,670
- Replumb£2,430–£4,860
- Windows£8,100–£14,580
- Paint + decor£6,480–£11,340
- Flooring£9,720–£17,820
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£13,848
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,941
Exit costs
Projected sale price (5y · 2%/yr growth)£197,630
Capital gain (pre-CGT)£18,630
Sale costs (~2.5%)£4,941
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-£4,777
Rates as of Oct 2024
Acquisition costs
£77,395cash neededPurchase price£179,000
Deposit (25%)£44,750
Stamp duty+8% Additional Dwelling Supplement (ADS)£15,000
Refurb£11,960
Legal + survey£2,000
Mortgage fees£3,685
Total cash neededdeposit + costs (loan covers the rest)£77,395
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
Set on the ground floor of a handsome Victorian tenement, this beautifully maintained two-bedroom apartment offers spacious, flexible living in one of Dennistoun's most desirable addresses. Blending period charm with contemporary style, the property boasts a bright and airy feel throughout, enhanced by large rooms, high ceilings, and elegant cornicing with the benefit of a private and fully enclosed garden.
Internally, the accommodation comprises a welcoming reception hallwa…
Floor plans
Listing metaonthemarket · Clyde Property - West End
About this listing
27 days · OnTheMarketPrice history
5-year price trend
Monthly profit
−£162
Cash needed
£77K
Return after costs
-2.51%
IRR
-3.54%
Listed 27d ago
Meadowpark Street, Flat 0/1, Denniston, Glasgow, G31, Glasgow, G31
flat · 2 bed · 1 bath
£179,000
est £1,154 · 7.74% gross
1 / 5
37/100
Marginal
7.74% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.74% Return before costs — above-market
Price
£179K
Return before costs
7.74%
est rent £1,154/monot enough comparablesRange £1,040–£1,280/mo (Q1–Q3)
Bedrooms
2
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: £1,040–£1,280/mo · n=176
Financing
DepositYour cash in — the rest is the mortgage25% · £44,750
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 (£8,970–£16,744 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £134,250 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
-£162
after mortgage, operating costs & tax
Rent in£1,154/mo gross
£1,110/mo collected · £44/mo lost to voids
Where it goes
£727Mortgage£544Costs
Outgoings exceed rent — you top up £162/mo
Mortgage£727
Costs£544
Management£115
Maintenance£67
Insurance£20
CapEx reserve£58
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£162
Returns
Return before costs on price7.74%
Cash return on cash-2.51%
Gross margin£565
Cash needed£77,395
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.53
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Greater Glasgow · cap £848/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Greater Glasgow
- LHA monthly cap:
- £848
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 | £13,848 | £6,530 | £8,726 | £0 | £0 | -£1,408 | -£1,408 |
| Year 2 | £14,263 | £6,726 | £8,726 | £0 | £0 | -£1,188 | -£2,596 |
| Year 3 | £14,691 | £6,927 | £8,726 | £0 | £0 | -£962 | -£3,559 |
| Year 4 | £15,132 | £7,135 | £8,726 | £0 | £0 | -£729 | -£4,288 |
| Year 5 | £15,586 | £7,349 | £8,726 | £0 | £0 | -£489 | -£4,777 |
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£1,745
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£4,777
Acquisition costs
25% deposit£44,750
Stamp duty£15,000
Refurb£11,960
Legal + survey£2,000
Mortgage + broker£3,685
Cash needed£77,395
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
Set on the ground floor of a handsome Victorian tenement, this beautifully maintained two-bedroom apartment offers spacious, flexible living in one of Dennistoun's most desirable addresses. Blending period charm with contemporary style, the property boasts a bright and airy feel throughout, enhanced by large rooms, high ceilings, and elegant cornicing with the benefit of a private and fully enclosed garden.
Internally, the accommodation comprises a welcoming reception hallwa…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice