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Year 5 disposal
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3.78% Guaranteed council rent return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- 3.62% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£688/mo — heavily negative — needs monthly capital injection
- -8.7% 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
−£688/mo
You top up £688/mo
Price
£299K
No local sold comps to compare
Return · IRR
-8.7%/yr
Loses money over 5 years
Cash to get in
£123K
Deposit + fees + refurb
Return before costs on price · Guaranteed council rent 3.78%5-yr return on cash -30%Rent est. £902 (£839–£970)
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: £839–£970/mo · n=163
Financing
DepositYour cash in — the rest is the mortgage25% · £74,750
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 (£8,970–£16,744 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £224,250 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 £200K–£400K
Maintenance (£/mo)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£688
after mortgage, operating costs & tax
Rent in£902/mo gross
£867/mo collected · £35/mo lost to voids
Where it goes
£1,215Mortgage£341Costs
Outgoings exceed rent — you top up £688/mo
Mortgage£1,215
Costs£341
Management£90
Maintenance£67
Insurance£28
CapEx reserve£45
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£688
Returns
Return before costs on price3.62%
Cash return on cash-6.73%
Gross margin£526
Cash needed£122,815
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.71
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 | £10,824 | £4,092 | £14,576 | £0 | £0 | -£7,844 | -£7,844 |
| Year 2 | £11,149 | £4,214 | £14,576 | £0 | £0 | -£7,642 | -£15,486 |
| Year 3 | £11,483 | £4,341 | £14,576 | £0 | £0 | -£7,434 | -£22,920 |
| Year 4 | £11,828 | £4,471 | £14,576 | £0 | £0 | -£7,220 | -£30,139 |
| Year 5 | £12,183 | £4,605 | £14,576 | £0 | £0 | -£6,999 | -£37,138 |
Disposal gain (gross)-£19,713
CGT£0
Net Disposal proceeds£321,867
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
Building condition
Energy ratingUnknown
EPC& 2030 deadlineEPC register
EPC band not available in the listing. The 2030 MEES minimum is band C — verify the certificate before offering.
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 profileMixed demand
Tenant profilelikely cohortG32 9LD · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Glasgow · 9.8 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 · 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 history87d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — +£1,090/mo · £1,647/mo ahead of Council lease
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 3.62% | -£688 | £122,815 | -30.2% | Low | Feasible |
| Housing-benefit rent | 3.40% | -£788 | £122,815 | -33.8% | Med | Feasible |
| Council lease | 3.62% | -£557 | £122,815 | -25.2% | Low | Feasible |
| Refurb & refinance | 3.62% | -£688 | £142,549 | -26.1% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 19.07% | +£1,090 | £122,815 | 59.7% | High | Feasible |
| Buy, improve & sell | 0.00% | -£199 | £346,364 | 4% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Greater Glasgow · cap £848/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Greater Glasgow
- LHA monthly cap:
- £848
- Scheme type:
- none
- Premium:
- +800% 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 let51% occupancy
£307/night ADR
Based on 3 short-let comps nearby
Rent by the room conversion upside
+£484/mo cash flow vs Rent it out if converted to Rent by the room
9.63% Return before costs on price converted vs 3.62% as-is
As-is Rent it out
Monthly profit-£639
Return before costs on price3.62%
Cash needed£86,648
If converted to Rent by the room
Monthly profit-£155
Return before costs on price9.63%
Cash needed£102,648
Δ vs Rent it out Monthly profit+£484
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
£46,200
Range: £39,900 – £54,600
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£44,970–£83,270full refurb + room split
What's in this cost
- Kitchen£9,000–£18,000
- 1 × bathroom£6,000–£11,000
- Rewire£3,240–£5,670
- Replumb£2,430–£4,860
- Windows£8,100–£14,580
- Paint + decor£6,480–£11,340
- Flooring£9,720–£17,820
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£10,824
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£8,260
Exit costs
Projected sale price (5y · 2%/yr growth)£330,120
Capital gain (pre-CGT)£31,120
Sale costs (~2.5%)£8,253
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-£37,138
Rates as of Oct 2024
Acquisition costs
£122,815cash neededPurchase price£299,000
Deposit (25%)£74,750
Stamp duty+8% Additional Dwelling Supplement (ADS)£28,470
Refurb£11,960
Legal + survey£2,150
Mortgage fees£5,485
Total cash neededdeposit + costs (loan covers the rest)£122,815
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Description
Entrance Hallway - 5.38m x 4.54m
A welcoming central hallway providing access to all principal apartments. Finished with fitted carpet, the hallway creates a practical layout linking the living accommodation, bedrooms and bathroom while benefiting from natural light through the glazed entrance door.
Living Room - 4.57m x 3.95m
A generously proportioned rear-facing living room featuring french doors leading to the rear garden garden. The room offers excellent f…
Floor plans
Nearby active comparables5 deals
Comparable rentals
G32 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metazoopla · AB Property Consultants & Estate Agents G69
About this listing
87 days · ZooplaPrice history
5-year price trend
Monthly profit
−£688
Cash needed
£123K
Return after costs
-6.73%
IRR
-8.73%
Listed 87d ago
Muirside Avenue, Glasgow G32
bungalow · 2 bed · 1 bath
£299,000
est £902 · 3.62% gross
1 / 30
0/100
Marginal
3.78% Council strategy — market rent unverified, verify locally.
3.62% Return before costs — around the area average for this property type.
Monthly profit −£688/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£299K
Return before costs (best)
3.78%
Council
Bedrooms
2
1 bath
Energy rating
—
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: £839–£970/mo · n=163
Financing
DepositYour cash in — the rest is the mortgage25% · £74,750
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 (£8,970–£16,744 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £224,250 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 £200K–£400K
Maintenance (£/mo)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£688
after mortgage, operating costs & tax
Rent in£902/mo gross
£867/mo collected · £35/mo lost to voids
Where it goes
£1,215Mortgage£341Costs
Outgoings exceed rent — you top up £688/mo
Mortgage£1,215
Costs£341
Management£90
Maintenance£67
Insurance£28
CapEx reserve£45
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£688
Returns
Return before costs on price3.62%
Cash return on cash-6.73%
Gross margin£526
Cash needed£122,815
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.71
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Greater Glasgow · cap £848/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Greater Glasgow
- LHA monthly cap:
- £848
- Scheme type:
- none
- Premium:
- +800% 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 | £10,824 | £4,092 | £14,576 | £0 | £0 | -£7,844 | -£7,844 |
| Year 2 | £11,149 | £4,214 | £14,576 | £0 | £0 | -£7,642 | -£15,486 |
| Year 3 | £11,483 | £4,341 | £14,576 | £0 | £0 | -£7,434 | -£22,920 |
| Year 4 | £11,828 | £4,471 | £14,576 | £0 | £0 | -£7,220 | -£30,139 |
| Year 5 | £12,183 | £4,605 | £14,576 | £0 | £0 | -£6,999 | -£37,138 |
Rent by the room upside
What we verified
3207
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▾
EPCPostcode estimate — check the registerNot stated on the listing
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£2,915
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£37,138
Acquisition costs
25% deposit£74,750
Stamp duty£28,470
Refurb£11,960
Legal + survey£2,150
Mortgage + broker£5,485
Cash needed£122,815
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
Entrance Hallway - 5.38m x 4.54m
A welcoming central hallway providing access to all principal apartments. Finished with fitted carpet, the hallway creates a practical layout linking the living accommodation, bedrooms and bathroom while benefiting from natural light through the glazed entrance door.
Living Room - 4.57m x 3.95m
A generously proportioned rear-facing living room featuring french doors leading to the rear garden garden. The room offers excellent f…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice