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Year 5 disposal
⊞ View all 15
25/ 100
Weak
19.50% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Monthly profit +£505/mo from completion — the no.1 reason to invest
- 19.50% return before costs — above-market
- 18.4% Rent by the room return before costs (net 9.06% after CapEx + bills) — conversion play
- 11.3% 5y IRR — strong total return on capital
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
+£505/mo
Pays you every month, net of costs
Price
£109K
No local sold comps to compare
Return · IRR
11.3%/yr
Solid annualised return
Cash to get in
£54K
Deposit + fees + refurb
Return before costs on price 19.50%5-yr return on cash 69%Rent est. £1,771 (£1,682–£1,865)
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: £1,682–£1,865/mo · n=49
Financing
DepositYour cash in — the rest is the mortgage25% · £27,250
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 (£9,860–£18,406 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £81,750 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
+£505
after mortgage, operating costs & tax
Rent in£1,771/mo gross
£1,703/mo collected · £68/mo lost to voids
Where it goes
£443Mortgage£637Costs£505Your profit
£505/mo left as profit · 30% of rent kept
Mortgage£443
Costs£637
Management£177
Maintenance£67
Insurance£20
CapEx reserve£89
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax£119
Profit+£505
Returns
Return before costs on price19.50%
Cash return on cash11.28%
Gross margin£1,066
Cash needed£53,752
Monthly profit payback8y 11m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress3.85
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 | £21,252 | £7,638 | £5,314 | £0 | £1,577 | £6,723 | £6,723 |
| Year 2 | £21,890 | £7,867 | £5,314 | £0 | £1,655 | £7,053 | £13,776 |
| Year 3 | £22,546 | £8,103 | £5,314 | £0 | £1,735 | £7,394 | £21,170 |
| Year 4 | £23,223 | £8,347 | £5,314 | £0 | £1,817 | £7,745 | £28,916 |
| Year 5 | £23,919 | £8,597 | £5,314 | £0 | £1,902 | £8,107 | £37,022 |
Disposal gain (gross)-£15,531
CGT£0
Net Disposal proceeds£117,336
What we verified
What we verified
51065 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
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 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
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 cohortAB21 9EU · 3 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Aberdeen · 5.1 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
3-bed · 1-bath · 786 sqft
£21k–£42k
£ 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£5,502–£10,218
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,646–£16,506
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
Price & sale history144d on marketno cuts yet
Strategy matrix
Council lease wins — +£564/mo · £59/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 | 19.50% | +£505 | £53,752 | 68.9% | Low | Feasible |
| Housing-benefit rent | 9.45% | -£172 | £53,752 | -9.5% | Med | Feasible |
| ⭐ Council lease | 19.50% | +£564 | £53,752 | 69.3% | Low | Feasible |
| Refurb & refinance | 19.50% | +£505 | £64,461 | 57.4% | Med | Feasible |
| Short-stay let / Airbnb | 8.19% | -£396 | £53,752 | -43.6% | High | Feasible |
| Buy, improve & sell | 0.00% | -£366 | £138,126 | -5% | Med | Feasible |
| Rent by the room | 18.39% | -£711 | £79,752 | -44.4% | — | Feasible |
Short-let (SA) context284 active short-lets nearby
Short-let market context
- 284 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 let22% occupancy
£114/night ADR
Based on 14 short-let comps nearby
Rent by the room conversion upside
-£180/mo cash flow vs Rent it out if converted to Rent by the room
26.42% Return before costs on price converted vs 19.50% as-is
Room mix (3 lettable rooms)
2× Double @ £546/mo1× En-suite @ £578/mo
≈ £1,670/mo gross room income
As-is Rent it out
Monthly profit+£655
Return before costs on price19.50%
Cash needed£39,148
If converted to Rent by the room
Monthly profit+£475
Return before costs on price26.42%
Cash needed£55,148
Δ vs Rent it out Monthly profit-£180
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£34,725–£65,400full refurb + room split
⚠️ Capped at 60% of £109,000 asking (£65,400). Raw model: £41,850–£78,820. Verify with a surveyor before offering.
What's in this cost
- Kitchen£7,169–£14,338
- 1 × bathroom£4,730–£8,671
- Rewire£2,609–£4,565
- Replumb£1,957–£3,913
- Windows£6,522–£11,739
- Paint + decor£4,565–£8,478
- Flooring£7,174–£13,696
Based on 99 HMO comps within 1.0 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£21,252
Section 24 credit£0
Annual tax due£1,577
Post-tax Monthly profit annual£5,906
Exit costs
Projected sale price (5y · 2%/yr growth)£120,345
Capital gain (pre-CGT)£11,345
Sale costs (~2.5%)£3,009
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£37,022
Rates as of Oct 2024
Acquisition costs
£53,752cash neededPurchase price£109,000
Deposit (25%)£27,250
Stamp duty+8% Additional Dwelling Supplement (ADS)£8,720
Refurb£13,147
Legal + survey£2,000
Mortgage fees£2,635
Total cash neededdeposit + costs (loan covers the rest)£53,752
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
We are delighted to offer to the market, this bright, spacious and freshly presented three bedroom, ground floor apartment in the very popular Aberdeen suburb of Bucksburn. Situated on a quiet and well established residential street, this property has just been fully decorated and is ready to move in. The property also benefits from gas central heating, partial UPVC triple glazing, ample private parking and an extensive conservatory extension. There are also generous outdoor…
Floor plans
Listing metazoopla · Re/Max City & Shire
About this listing
144 days · ZooplaPrice history
5-year price trend
Monthly profit
+£505
Cash needed
£54K
Return after costs
11.28%
IRR
11.25%
Listed 144d ago
Bankhead Avenue, Bucksburn AB21
flat · 3 bed · 1 bath · 786 sqft
£109,000
est £1,771 · 19.50% gross
EPC D
1 / 15
25/100
Marginal
19.50% — verify the rent + comps locally.
Monthly profit +£505/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
19.50% Return before costs — above-market
18.4% Rent by the room Return before costs — conversion play
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£109K
Return before costs
19.50%
est rent £1,771/monot enough comparablesRange £1,682–£1,865/mo (Q1–Q3)
Bedrooms
3
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: £1,682–£1,865/mo · n=49
Financing
DepositYour cash in — the rest is the mortgage25% · £27,250
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 (£9,860–£18,406 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £81,750 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
+£505
after mortgage, operating costs & tax
Rent in£1,771/mo gross
£1,703/mo collected · £68/mo lost to voids
Where it goes
£443Mortgage£637Costs£505Your profit
£505/mo left as profit · 30% of rent kept
Mortgage£443
Costs£637
Management£177
Maintenance£67
Insurance£20
CapEx reserve£89
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax£119
Profit+£505
Returns
Return before costs on price19.50%
Cash return on cash11.28%
Gross margin£1,066
Cash needed£53,752
Monthly profit payback8y 11m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress3.85
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context284 active short-lets nearby
Short-let market context
- 284 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 | £21,252 | £7,638 | £5,314 | £0 | £1,577 | £6,723 | £6,723 |
| Year 2 | £21,890 | £7,867 | £5,314 | £0 | £1,655 | £7,053 | £13,776 |
| Year 3 | £22,546 | £8,103 | £5,314 | £0 | £1,735 | £7,394 | £21,170 |
| Year 4 | £23,223 | £8,347 | £5,314 | £0 | £1,817 | £7,745 | £28,916 |
| Year 5 | £23,919 | £8,597 | £5,314 | £0 | £1,902 | £8,107 | £37,022 |
Rent by the room upside
What we verified
5106
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
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 / 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£1,063
Annual rental tax£1,422
CGT yr 5£0 · company level
5y net total£37,022
Acquisition costs
25% deposit£27,250
Stamp duty£8,720
Refurb£13,147
Legal + survey£2,000
Mortgage + broker£2,635
Cash needed£53,752
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
We are delighted to offer to the market, this bright, spacious and freshly presented three bedroom, ground floor apartment in the very popular Aberdeen suburb of Bucksburn. Situated on a quiet and well established residential street, this property has just been fully decorated and is ready to move in. The property also benefits from gas central heating, partial UPVC triple glazing, ample private parking and an extensive conservatory extension. There are also generous outdoor…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice