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Year 5 disposal
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98/ 100
Strong
10.31% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Monthly profit +£230/mo from completion — the no.1 reason to invest
- 9.33% return before costs — above-market
- 10.3% Rent by the room return before costs (net 5.61% after CapEx + bills) — conversion play
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Leasehold 80yr — verify at solicitor
- No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.
- Tenure not stated — confirm freehold/leasehold and any lease term before offering.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£230/mo
Pays you every month, net of costs
Price
£210K
No local sold comps to compare
Return · IRR
2.4%/yr
Modest annualised return
Cash to get in
£93K
Deposit + fees + refurb
Return before costs on price · Rent by the room 10.31%5-yr return on cash 22%Rent est. £1,633 (£1,704–£1,565)
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: £1,704–£1,565/mo · n=46
Financing
DepositYour cash in — the rest is the mortgage25% · £52,499
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 (£12,593–£23,506 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £157,496.25 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 £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£230
after mortgage, operating costs & tax
Rent in£1,633/mo gross
£1,570/mo collected · £63/mo lost to voids
Where it goes
£853Mortgage£433Costs
£230/mo left as profit · 15% of rent kept
Mortgage£853
Costs£433
Management£163
Maintenance£50
Insurance£28
CapEx reserve£82
Voids + council tax£6
Ltd co. accounts£104
Tax£54
Profit+£230
Returns
Return before costs on price9.33%
Cash return on cash2.96%
Gross margin£1,137
Cash needed£93,239
Monthly profit payback33y 9m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.84
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 | £19,596 | £5,193 | £10,237 | £0 | £791 | £3,374 | £3,374 |
| Year 2 | £20,184 | £5,349 | £10,237 | £0 | £874 | £3,723 | £7,098 |
| Year 3 | £20,789 | £5,510 | £10,237 | £0 | £958 | £4,084 | £11,182 |
| Year 4 | £21,413 | £5,675 | £10,237 | £0 | £1,045 | £4,456 | £15,638 |
| Year 5 | £22,055 | £5,845 | £10,237 | £0 | £1,135 | £4,838 | £20,476 |
Disposal gain (gross)-£20,530
CGT£0
Net Disposal proceeds£226,055
What we verified
What we verified
42064 ok · 2 caution · 0 fail · 6 unknown
Legal & planning
Leasehold80 yr
Tenure & planning80 yr
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Scottish Rent by the room licensingCouncil planning restriction not applicable
Article 4 Directions are an England-and-Wales planning instrument only. Scotland gates HMO conversion through the Mandatory HMO Licensing regime (Housing (Scotland) Act 2006).
Confirm your specific council's HMO licence conditions and policy density caps before offering. See the Scottish Government HMO guidance.
Building condition
Energy ratingB
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand B
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
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 profileFamily let
Tenant profilelikely cohortAB21 9ZE · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Aberdeen · 6.3 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
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
3-bed · 3-bath · 990 sqft
£32k–£62k
£ per sqft
building cost only
£32–£63
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 3 × bathroom · Full strip + retile£9,975–£19,950
- Paint + decor£6,930–£12,870
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,890–£20,790
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Check council
The council's HMO page lists the current mandatory fee plus any additional / selective scheme that catches smaller HMOs.
Mandatory licensing applies to 5+ sharer HMOs (Housing Act 2004)
Find council HMO page →Price & sale history306d on marketno cuts yet
Strategy matrix
Council lease wins — +£286/mo · £55/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 | 9.33% | +£230 | £93,239 | 22.0% | Low | Feasible |
| Housing-benefit rent | 4.90% | -£400 | £93,239 | -19.5% | Med | Feasible |
| ⭐ Council lease | 9.33% | +£286 | £93,239 | 22.3% | Low | Feasible |
| Refurb & refinance | 9.33% | +£230 | £110,455 | 18.5% | Med | Feasible |
| Short-stay let / Airbnb | 3.84% | -£696 | £93,239 | -43.9% | High | Feasible |
| Buy, improve & sell | 0.00% | -£182 | £253,301 | 0% | Med | Feasible |
| Rent by the room | 10.31% | -£925 | £119,239 | -39.3% | — | Feasible |
Short-let (SA) context271 active short-lets nearby
Short-let market context
- 271 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Aberdeen and Shire · cap £858/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Aberdeen and Shire
- LHA monthly cap:
- £858
- 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
Local lettings demandby strategyLive area data
Short-stay let19% occupancy
£114/night ADR
Based on 10 short-let comps nearby
Rent by the room conversion upside
-£89/mo cash flow vs Rent it out if converted to Rent by the room
13.71% Return before costs on price converted vs 9.33% as-is
Room mix (3 lettable rooms)
2× Double @ £596/mo1× En-suite @ £613/mo
≈ £1,805/mo gross room income
As-is Rent it out
Monthly profit+£245
Return before costs on price9.33%
Cash needed£64,397
If converted to Rent by the room
Monthly profit+£156
Return before costs on price13.71%
Cash needed£80,397
Δ vs Rent it out Monthly profit-£89
Show conversion detail
Conversion cost estimate
£40,000
Range: £34,000 – £48,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£60,390–£112,980full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 3 × bathroom£17,100–£31,350
- Rewire£3,960–£6,930
- Replumb£2,970–£5,940
- Windows£9,900–£17,820
- Paint + decor£6,930–£12,870
- Flooring£10,890–£20,790
Based on 85 HMO comps within 2.3 km
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£19,596
Section 24 credit£0
Annual tax due£791
Post-tax Monthly profit annual£2,621
Exit costs
Projected sale price (5y · 2%/yr growth)£231,851
Capital gain (pre-CGT)£21,856
Sale costs (~2.5%)£5,796
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£20,476
Rates as of Oct 2024
Acquisition costs
£93,239cash neededPurchase price£209,995
Deposit (25%)£52,499
Stamp duty+8% Additional Dwelling Supplement (ADS)£18,100
Refurb£16,790
Legal + survey£1,700
Mortgage fees£4,150
Total cash neededdeposit + costs (loan covers the rest)£93,239
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Description Welcome to Kinion Heights, a testament to modern living where luxury meets convenience. Our stunning selection of 2,3, and 4 bedroom homes are currently available for reservation, and with the first residents already settled into their new homes now is a great time to visit us! Our 4-bedroom Raeburn show home is now open for you to explore. Strategically placed, Kinion Heights is a mere 10-minute drive from key locations like the Bridge of Don, Dyce, Kingswells, a…
Floor plans
Nearby active comparables2 rentals · 5 deals
Comparable rentals
AB21 · same beds + typeMedian nearby: £1,400/mo · 2 of 2 already let-£233 vs our est
- Burnside Park, Dyce, Aberdeen, AB21Let3b£1,400/moMay 2026
- Burnside Park, Dyce, Aberdeen AB21Let3b£1,400/moApr 2026
Listing metazoopla · Momo & Kirkland
About this listing
306 days · ZooplaPrice history
5-year price trend
Monthly profit
+£230
Cash needed
£93K
Return after costs
2.96%
IRR
2.37%
Listed 306d ago
Kinion Heights, 2 Richard Synge Way, Aberdeen AB21
terraced · 3 bed · 3 bath
£209,995
est £1,633 · 9.33% gross
Leasehold 80yrEPC B
1 / 13
98/100
Strong
10.31% Rent by the room strategy — market rent unverified, verify locally.
Monthly profit +£230/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.33% Return before costs — above-market
10.3% Rent by the room Return before costs — conversion play
Lease 80 yrs — extend before exit
Price
£210K
Return before costs (best)
10.31%
Rent by the room
Bedrooms
3
3 bath
Energy rating
B
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: £1,704–£1,565/mo · n=46
Financing
DepositYour cash in — the rest is the mortgage25% · £52,499
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 (£12,593–£23,506 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £157,496.25 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 £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£230
after mortgage, operating costs & tax
Rent in£1,633/mo gross
£1,570/mo collected · £63/mo lost to voids
Where it goes
£853Mortgage£433Costs
£230/mo left as profit · 15% of rent kept
Mortgage£853
Costs£433
Management£163
Maintenance£50
Insurance£28
CapEx reserve£82
Voids + council tax£6
Ltd co. accounts£104
Tax£54
Profit+£230
Returns
Return before costs on price9.33%
Cash return on cash2.96%
Gross margin£1,137
Cash needed£93,239
Monthly profit payback33y 9m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.84
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context271 active short-lets nearby
Short-let market context
- 271 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Aberdeen and Shire · cap £858/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Aberdeen and Shire
- LHA monthly cap:
- £858
- 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 | £19,596 | £5,193 | £10,237 | £0 | £791 | £3,374 | £3,374 |
| Year 2 | £20,184 | £5,349 | £10,237 | £0 | £874 | £3,723 | £7,098 |
| Year 3 | £20,789 | £5,510 | £10,237 | £0 | £958 | £4,084 | £11,182 |
| Year 4 | £21,413 | £5,675 | £10,237 | £0 | £1,045 | £4,456 | £15,638 |
| Year 5 | £22,055 | £5,845 | £10,237 | £0 | £1,135 | £4,838 | £20,476 |
Rent by the room upside
What we verified
5106
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureLeasehold years remaining80 yr
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCEnergy efficiency ratingB
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 / Rent by the room
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£2,047
Annual rental tax£648
CGT yr 5£0 · company level
5y net total£20,476
Acquisition costs
25% deposit£52,499
Stamp duty£18,100
Refurb£16,790
Legal + survey£1,700
Mortgage + broker£4,150
Cash needed£93,239
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
Description Welcome to Kinion Heights, a testament to modern living where luxury meets convenience. Our stunning selection of 2,3, and 4 bedroom homes are currently available for reservation, and with the first residents already settled into their new homes now is a great time to visit us! Our 4-bedroom Raeburn show home is now open for you to explore. Strategically placed, Kinion Heights is a mere 10-minute drive from key locations like the Bridge of Don, Dyce, Kingswells, a…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice