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Year 5 disposal
⊞ View all 5
70/ 100
Solid
8.62% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Monthly profit +£575/mo from completion — the no.1 reason to invest
- 8.62% 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)
- 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
+£575/mo
Pays you every month, net of costs
Price
£475K
No local sold comps to compare
Return · IRR
3.8%/yr
Modest annualised return
Cash to get in
£168K
Deposit + fees + refurb
Return before costs on price 8.62%5-yr return on cash 29%Rent est. £3,412 (£2,901–£4,013)
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
Buy-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: £2,901–£4,013/mo · n=1
Financing
DepositYour cash in — the rest is the mortgage25% · £118,750
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £356,250 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 £400K+
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£575
after mortgage, operating costs & tax
Rent in£3,412/mo gross
£3,281/mo collected · £131/mo lost to voids
Where it goes
£1,855Mortgage£715Costs£575Your profit
£575/mo left as profit · 18% of rent kept
Mortgage£1,855
Costs£715
Management£341
Maintenance£50
Insurance£40
CapEx reserve£171
Voids + council tax£9
Ltd co. accounts£104
Tax£135
Profit+£575
Returns
Return before costs on price8.62%
Cash return on cash4.11%
Gross margin£2,566
Cash needed£167,875
Monthly profit payback24y 4m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.70
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 | £40,944 | £8,579 | £22,266 | £0 | £1,919 | £8,181 | £8,181 |
| Year 2 | £42,172 | £8,836 | £22,266 | £0 | £2,103 | £8,968 | £17,149 |
| Year 3 | £43,437 | £9,101 | £22,266 | £0 | £2,293 | £9,778 | £26,926 |
| Year 4 | £44,741 | £9,374 | £22,266 | £0 | £2,489 | £10,612 | £37,538 |
| Year 5 | £46,083 | £9,655 | £22,266 | £0 | £2,691 | £11,471 | £49,009 |
Disposal gain (gross)-£4,673
CGT£0
Net Disposal proceeds£511,327
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 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
HeritageNot stated on the listing
Heritage& planning constraintsNHLE 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
SchoolsNo postcode
Schools& Ofsted catchmentGIAS register
No schools indexed for this postcode sector.
Investor
Tenant profileFamily let
Tenant profilelikely cohort5 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Glasgow · 5.2 km
Reason
5-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
5-bed · 2-bath · 1350 sqft
£35k–£68k
£ per sqft
building cost only
£26–£50
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£9,450–£17,550
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£14,850–£28,350
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingMandatory
Price & sale history0d on marketno cuts yet
Strategy matrix
Rent it out wins — +£575/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 | 8.62% | +£575 | £167,875 | 29.2% | Low | Feasible |
| Housing-benefit rent | 6.46% | -£140 | £167,875 | 5.1% | Med | Feasible |
| Council lease | 0.00% | -£2,050 | £167,875 | -73.7% | Low | Feasible |
| Refurb & refinance | 8.62% | +£575 | £192,165 | 25.5% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£194 | £516,540 | 9% | Med | Feasible |
| Rent by the room | 7.58% | -£643 | £167,875 | -11.6% | — | Feasible |
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
-£1,418/mo cash flow vs Rent it out if converted to Rent by the room
6.06% Return before costs on price converted vs 8.62% as-is
As-is Rent it out
Monthly profit+£576
Return before costs on price8.62%
Cash needed£130,648
If converted to Rent by the room
Monthly profit-£843
Return before costs on price6.06%
Cash needed£146,648
Δ vs Rent it out Monthly profit-£1,418
Show conversion detail
Conversion cost estimate
£3,000
Range: £2,000 – £5,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£67,290–£125,930full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£5,400–£9,450
- Replumb£4,050–£8,100
- Windows£13,500–£24,300
- Paint + decor£9,450–£17,550
- Flooring£14,850–£28,350
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£40,944
Section 24 credit£0
Annual tax due£1,919
Post-tax Monthly profit annual£6,606
Exit costs
Projected sale price (5y · 2%/yr growth)£524,438
Capital gain (pre-CGT)£49,438
Sale costs (~2.5%)£13,111
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£49,009
Rates as of Oct 2024
Acquisition costs
£167,875cash neededPurchase price£475,000
Deposit (25%)£118,750
Stamp duty+5% additional-property surcharge£37,500
Refurb£1,350
Legal + survey£2,150
Mortgage fees£8,125
Total cash neededdeposit + costs (loan covers the rest)£167,875
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
An exceptional sandstone mid-terraced villa presented in immaculate condition and offering expansive family accommodation over three versatile levels.
Occupying a sought-after position in the heart of Langside, this impressive home effortlessly combines elegant period character with the demands of modern family living. Boasting generous room proportions, a spectacular open-plan dining kitchen, a flexible attic conversion and beautifully maintained gardens, the property offer…
Floor plans
Listing metaonthemarket · Rettie & Co - Shawlands
About this listing
OnTheMarketPrice history
No price history available.
Monthly profit
+£575
Cash needed
£168K
Return after costs
4.11%
IRR
3.79%
Overdale Street, Langside, Glasgow, Glasgow
terraced · 5 bed · 2 bath
£475,000
est £3,412 · 8.62% gross
EPC D
1 / 5
70/100
Solid
8.62% — verify the rent + comps locally.
Monthly profit +£575/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.62% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£475K
Return before costs
8.62%
est rent £3,412/monot enough comparablesRange £2,901–£4,013/mo (Q1–Q3)
Bedrooms
5
2 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
Buy-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: £2,901–£4,013/mo · n=1
Financing
DepositYour cash in — the rest is the mortgage25% · £118,750
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £356,250 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 £400K+
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£575
after mortgage, operating costs & tax
Rent in£3,412/mo gross
£3,281/mo collected · £131/mo lost to voids
Where it goes
£1,855Mortgage£715Costs£575Your profit
£575/mo left as profit · 18% of rent kept
Mortgage£1,855
Costs£715
Management£341
Maintenance£50
Insurance£40
CapEx reserve£171
Voids + council tax£9
Ltd co. accounts£104
Tax£135
Profit+£575
Returns
Return before costs on price8.62%
Cash return on cash4.11%
Gross margin£2,566
Cash needed£167,875
Monthly profit payback24y 4m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.70
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 | £40,944 | £8,579 | £22,266 | £0 | £1,919 | £8,181 | £8,181 |
| Year 2 | £42,172 | £8,836 | £22,266 | £0 | £2,103 | £8,968 | £17,149 |
| Year 3 | £43,437 | £9,101 | £22,266 | £0 | £2,293 | £9,778 | £26,926 |
| Year 4 | £44,741 | £9,374 | £22,266 | £0 | £2,489 | £10,612 | £37,538 |
| Year 5 | £46,083 | £9,655 | £22,266 | £0 | £2,691 | £11,471 | £49,009 |
Rent by the room upside
What we verified
5105
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedMandatory
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 · OfstedNo postcode
FloodEA Flood Map · England onlyChecking…
Investor profile▾
Tenant profileBeds + postcode heuristicRent by the room / sharers
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£4,453
Annual rental tax£1,620
CGT yr 5£0 · company level
5y net total£49,009
Acquisition costs
25% deposit£118,750
Stamp duty£37,500
Refurb£1,350
Legal + survey£2,150
Mortgage + broker£8,125
Cash needed£167,875
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
An exceptional sandstone mid-terraced villa presented in immaculate condition and offering expansive family accommodation over three versatile levels.
Occupying a sought-after position in the heart of Langside, this impressive home effortlessly combines elegant period character with the demands of modern family living. Boasting generous room proportions, a spectacular open-plan dining kitchen, a flexible attic conversion and beautifully maintained gardens, the property offer…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice