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Year 5 disposal
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34/ 100
Weak
22.41% Guaranteed council rent return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 14.86% 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 −£72/mo — mildly negative — equity build may cover
- -4.5% 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
−£72/mo
You top up £72/mo
Price
£50K
No local sold comps to compare
Return · IRR
-4.5%/yr
Loses money over 5 years
Cash to get in
£31K
Deposit + fees + refurb
Return before costs on price · Guaranteed council rent 22.41%5-yr return on cash -8%Rent est. £619 (£594–£645)
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: £594–£645/mo · n=73
Financing
DepositYour cash in — the rest is the mortgage25% · £12,500
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 (£7,853–£14,658 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £37,500 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
-£72
after mortgage, operating costs & tax
Rent in£619/mo gross
£595/mo collected · £24/mo lost to voids
Where it goes
£203Mortgage£464Costs
Outgoings exceed rent — you top up £72/mo
Mortgage£203
Costs£464
Management£62
Maintenance£67
Insurance£20
CapEx reserve£31
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£72
Returns
Return before costs on price14.86%
Cash return on cash-2.81%
Gross margin£131
Cash needed£30,720
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.93
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 | £7,428 | £5,567 | £2,438 | £0 | £0 | -£576 | -£576 |
| Year 2 | £7,651 | £5,734 | £2,438 | £0 | £0 | -£520 | -£1,097 |
| Year 3 | £7,880 | £5,906 | £2,438 | £0 | £0 | -£463 | -£1,559 |
| Year 4 | £8,117 | £6,083 | £2,438 | £0 | £0 | -£404 | -£1,963 |
| Year 5 | £8,360 | £6,265 | £2,438 | £0 | £0 | -£343 | -£2,306 |
Disposal gain (gross)-£12,646
CGT£0
Net Disposal proceeds£53,824
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
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 cohortAB11 9DU · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Aberdeen · 3.3 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 · 592 sqft
£18k–£35k
£ per sqft
building cost only
£30–£60
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,144–£7,696
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,512–£12,432
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history306d on marketno cuts yet
Strategy matrix
Council lease wins — -£43/mo · £29/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 | 14.86% | -£72 | £30,720 | -7.5% | Low | Feasible |
| Housing-benefit rent | 14.86% | -£113 | £30,720 | -11.1% | Med | Feasible |
| ⭐ Council lease | 14.86% | -£43 | £30,720 | -6.5% | Low | Feasible |
| Refurb & refinance | 14.86% | -£72 | £37,408 | -6.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £70,658 | -16% | 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
- Scheme type:
- none
- Premium:
- +700% 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
+£578/mo cash flow vs Rent it out if converted to Rent by the room
57.60% Return before costs on price converted vs 14.86% as-is
As-is Rent it out
Monthly profit+£84
Return before costs on price14.86%
Cash needed£24,398
If converted to Rent by the room
Monthly profit+£662
Return before costs on price57.60%
Cash needed£40,398
Δ vs Rent it out Monthly profit+£578
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
£30,000
Range: £25,500 – £34,500
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£15,886–£30,000full refurb + room split
⚠️ Capped at 60% of £50,000 asking (£30,000). Raw model: £35,060–£66,210. Verify with a surveyor before offering.
What's in this cost
- Kitchen£3,915–£7,830
- 1 × bathroom£2,583–£4,735
- Rewire£1,073–£1,878
- Replumb£805–£1,609
- Windows£2,682–£4,828
- Paint + decor£1,878–£3,487
- Flooring£2,951–£5,633
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score70 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Tax treatment
Annual gross rent£7,428
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£862
Exit costs
Projected sale price (5y · 2%/yr growth)£55,204
Capital gain (pre-CGT)£5,204
Sale costs (~2.5%)£1,380
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-£2,306
Rates as of Oct 2024
Acquisition costs
£30,720cash neededPurchase price£50,000
Deposit (25%)£12,500
Stamp duty+8% Additional Dwelling Supplement (ADS)£4,000
Refurb£10,470
Legal + survey£2,000
Mortgage fees£1,750
Total cash neededdeposit + costs (loan covers the rest)£30,720
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
EPC band: C
This top-floor two-bed is serving drama, views, and just a dash of “fix me, I dare you.” Mere minutes from the city buzz but perched like it’s above the chaos, it’s got classic charm (think traditional features that whisper sweet nothings) and a gloriously oversized kitchen begging for midnight snacks and brunch parties.
It’s not polished, it’s potential. A little vision, a splash of love, and this flat could be the ultimate glow-up story-complete with skyline s…
Floor plans
Nearby active comparables20 rentals · 5 deals
Comparable rentals
AB11 · same beds + typeMedian nearby: £762/mo · 18 of 20 already let+£143 vs our est
- Ferryhill Gardens, Ferryhill, Aberdee…2b£795/moMay 2026
- Fonthill Road, First Floor, AberdeenLet2b£750/moMay 2026
- Cherrybank Gardens, City Centre, Aber…Let2b£750/moMay 2026
- Portland Street, Aberdeen, AB11Let2b£850/moMay 2026
- Springbank Terrace, Aberdeen, AB11Let2b£774/moMay 2026
- Hardgate, Aberdeen, AB11Let2b£750/moMay 2026
- Cherrybank Gardens, City Centre, Aber…Let2b£750/moMay 2026
- Riverside Drive, City Centre, Aberdee…Let2b£795/moMay 2026
- Fonthill Road, AB11Let2b£750/moMay 2026
- Rosebank Gardens, City Centre, Aberde…Let2b£695/moMay 2026
- Hardgate, City Centre, Aberdeen, AB11Let2b£650/moMay 2026
- Portland Street, City Centre, Aberdee…Let2b£845/moMay 2026
- Glendale Mews, First Floor, AB11Let2b£800/moMay 2026
- Virginia Street, Aberdeen, AB11Let2b£850/moMay 2026
- 52 Dee Street, Flat 4, Aberdeen, AB11…Let2b£650/moMay 2026
- Riverside Drive, Aberdeen, AB11Let2b£795/moMay 2026
- Virginia Street, Aberdeen, AB11Let2b£735/moMay 2026
- Langstane Place, City Centre, Aberdee…Let2b£750/moMay 2026
- Carmelite Lane, Aberdeen, AB11Let2b£850/moMay 2026
- Albury Road, Aberdeen, AB112b£875/moMay 2026
Listing metazoopla · Yopa
About this listing
306 days · ZooplaPrice history
5-year price trend
Monthly profit
−£72
Cash needed
£31K
Return after costs
-2.81%
IRR
-4.50%
Listed 306d ago
Victoria Road, Aberdeen AB11
flat · 2 bed · 1 bath · 592 sqft
£50,000
est £619 · 14.86% gross
EPC C
1 / 10
34/100
Marginal
22.41% Council strategy — market rent unverified, verify locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
14.86% Return before costs — above-market
Price
£50K
Return before costs (best)
22.41%
Council
Bedrooms
2
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: £594–£645/mo · n=73
Financing
DepositYour cash in — the rest is the mortgage25% · £12,500
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 (£7,853–£14,658 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £37,500 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
-£72
after mortgage, operating costs & tax
Rent in£619/mo gross
£595/mo collected · £24/mo lost to voids
Where it goes
£203Mortgage£464Costs
Outgoings exceed rent — you top up £72/mo
Mortgage£203
Costs£464
Management£62
Maintenance£67
Insurance£20
CapEx reserve£31
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£72
Returns
Return before costs on price14.86%
Cash return on cash-2.81%
Gross margin£131
Cash needed£30,720
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.93
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
- Scheme type:
- none
- Premium:
- +700% 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 | £7,428 | £5,567 | £2,438 | £0 | £0 | -£576 | -£576 |
| Year 2 | £7,651 | £5,734 | £2,438 | £0 | £0 | -£520 | -£1,097 |
| Year 3 | £7,880 | £5,906 | £2,438 | £0 | £0 | -£463 | -£1,559 |
| Year 4 | £8,117 | £6,083 | £2,438 | £0 | £0 | -£404 | -£1,963 |
| Year 5 | £8,360 | £6,265 | £2,438 | £0 | £0 | -£343 | -£2,306 |
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£488
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£2,306
Acquisition costs
25% deposit£12,500
Stamp duty£4,000
Refurb£10,470
Legal + survey£2,000
Mortgage + broker£1,750
Cash needed£30,720
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 copyZoopla
EPC band: C
This top-floor two-bed is serving drama, views, and just a dash of “fix me, I dare you.” Mere minutes from the city buzz but perched like it’s above the chaos, it’s got classic charm (think traditional features that whisper sweet nothings) and a gloriously oversized kitchen begging for midnight snacks and brunch parties.
It’s not polished, it’s potential. A little vision, a splash of love, and this flat could be the ultimate glow-up story-complete with skyline s…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice