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Year 5 disposal
⊞ View all 5
60/ 100
Solid
15.25% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 15.25% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£3/mo — mildly negative — equity build may cover
- -0.5% 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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£3/mo
You top up £3/mo
Price
£59K
No local sold comps to compare
Return · IRR
-0.5%/yr
Loses money over 5 years
Cash to get in
£51K
Deposit + fees + refurb
Return before costs on price 15.25%5-yr return on cash 4%Rent est. £750 (£712–£790)
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: £712–£790/mo · n=146
Financing
DepositYour cash in — the rest is the mortgage25% · £14,750
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 (£20,614–£38,479 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £44,250 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
-£3
after mortgage, operating costs & tax
Rent in£750/mo gross
£721/mo collected · £29/mo lost to voids
Where it goes
£240Mortgage£484Costs
Outgoings exceed rent — you top up £3/mo
Mortgage£240
Costs£484
Management£75
Maintenance£67
Insurance£20
CapEx reserve£38
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£3
Returns
Return before costs on price15.25%
Cash return on cash-0.07%
Gross margin£237
Cash needed£50,840
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress3.01
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 | £9,000 | £5,812 | £2,876 | £0 | £59 | £253 | £253 |
| Year 2 | £9,270 | £5,986 | £2,876 | £0 | £77 | £330 | £583 |
| Year 3 | £9,548 | £6,166 | £2,876 | £0 | £96 | £410 | £993 |
| Year 4 | £9,835 | £6,351 | £2,876 | £0 | £115 | £492 | £1,485 |
| Year 5 | £10,130 | £6,541 | £2,876 | £0 | £135 | £577 | £2,062 |
Disposal gain (gross)-£29,693
CGT£0
Net Disposal proceeds£63,512
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
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 cohortAB24 · 2 bed
Primary profile
Student let
Nearest university
for student-let assessment
University of Aberdeen · 0.7 km
Reason
0.7 km from a major UK university — student couples / individuals dominate 2-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
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 history0d on marketno cuts yet
Strategy matrix
Rent it out wins — -£3/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 | 15.25% | -£3 | £50,840 | 4.1% | Low | Feasible |
| Housing-benefit rent | 13.18% | -£129 | £50,840 | -8.2% | Med | Feasible |
| Council lease | 0.00% | -£606 | £50,840 | -74.2% | Low | Feasible |
| Refurb & refinance | 15.25% | -£3 | £64,784 | 3.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £104,199 | -33% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Aberdeen and Shire · cap £648/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Aberdeen and Shire
- LHA monthly cap:
- £648
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
+£492/mo cash flow vs Rent it out if converted to Rent by the room
48.81% Return before costs on price converted vs 15.25% as-is
As-is Rent it out
Monthly profit+£142
Return before costs on price15.25%
Cash needed£26,648
If converted to Rent by the room
Monthly profit+£634
Return before costs on price48.81%
Cash needed£42,648
Δ vs Rent it out Monthly profit+£492
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
£35,400
Range: £30,090 – £40,710
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£18,801–£35,400full refurb + room split
⚠️ Capped at 60% of £59,000 asking (£35,400). Raw model: £42,690–£80,380. Verify with a surveyor before offering.
What's in this cost
- Kitchen£3,805–£7,610
- 1 × bathroom£2,510–£4,602
- Rewire£1,427–£2,497
- Replumb£1,070–£2,140
- Windows£3,567–£6,421
- Paint + decor£2,497–£4,637
- Flooring£3,924–£7,491
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£9,000
Section 24 credit£0
Annual tax due£59
Post-tax Monthly profit annual-£93
Exit costs
Projected sale price (5y · 2%/yr growth)£65,141
Capital gain (pre-CGT)£6,141
Sale costs (~2.5%)£1,629
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£2,062
Rates as of Oct 2024
Acquisition costs
£50,840cash neededPurchase price£59,000
Deposit (25%)£14,750
Stamp duty+8% Additional Dwelling Supplement (ADS)£4,720
Refurb£27,485
Legal + survey£2,000
Mortgage fees£1,885
Total cash neededdeposit + costs (loan covers the rest)£50,840
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
NOTE HOME REPORT - The home report is available to view on the Northwood website portal (northwooduk.com/aberdeen)- within the listing and select "View home report".
Northwood are delighted to offer for sale 49 Seaton Walk, a bright, spacious first floor apartment within walking distance of Aberdeen University and within easy reach of the City Centre. The property is in need of some of modernisation throughout and would make an ideal purchase for first time buyers, or a buy…
Floor plans
Listing metaonthemarket · Northwood - Aberdeen
About this listing
OnTheMarketPrice history
5-year price trend
Monthly profit
−£3
Cash needed
£51K
Return after costs
-0.07%
IRR
-0.47%
49 Seaton Walk, Aberdeen, AB24, Aberdeen, AB24
flat · 2 bed · 1 bath
£59,000
est £750 · 15.25% gross
EPC D
1 / 5
60/100
Solid
15.25% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
15.25% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£59K
Return before costs
15.25%
est rent £750/monot enough comparablesRange £712–£790/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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: £712–£790/mo · n=146
Financing
DepositYour cash in — the rest is the mortgage25% · £14,750
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 (£20,614–£38,479 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £44,250 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
-£3
after mortgage, operating costs & tax
Rent in£750/mo gross
£721/mo collected · £29/mo lost to voids
Where it goes
£240Mortgage£484Costs
Outgoings exceed rent — you top up £3/mo
Mortgage£240
Costs£484
Management£75
Maintenance£67
Insurance£20
CapEx reserve£38
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£3
Returns
Return before costs on price15.25%
Cash return on cash-0.07%
Gross margin£237
Cash needed£50,840
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress3.01
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Aberdeen and Shire · cap £648/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Aberdeen and Shire
- LHA monthly cap:
- £648
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 | £9,000 | £5,812 | £2,876 | £0 | £59 | £253 | £253 |
| Year 2 | £9,270 | £5,986 | £2,876 | £0 | £77 | £330 | £583 |
| Year 3 | £9,548 | £6,166 | £2,876 | £0 | £96 | £410 | £993 |
| Year 4 | £9,835 | £6,351 | £2,876 | £0 | £115 | £492 | £1,485 |
| Year 5 | £10,130 | £6,541 | £2,876 | £0 | £135 | £577 | £2,062 |
Rent by the room upside
What we verified
3306
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▾
EPC~£3,000–£7,000 to upgrade to CD
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£575
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£2,062
Acquisition costs
25% deposit£14,750
Stamp duty£4,720
Refurb£27,485
Legal + survey£2,000
Mortgage + broker£1,885
Cash needed£50,840
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
NOTE HOME REPORT - The home report is available to view on the Northwood website portal (northwooduk.com/aberdeen)- within the listing and select "View home report".
Northwood are delighted to offer for sale 49 Seaton Walk, a bright, spacious first floor apartment within walking distance of Aberdeen University and within easy reach of the City Centre. The property is in need of some of modernisation throughout and would make an ideal purchase for first time buyers, or a buy…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice