-7.7% 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
−£1K/mo
You top up £1K/mo
Price
£550K
No local sold comps to compare
Return · IRR
-7.7%/yr
Loses money over 5 years
Cash to get in
£265K
Deposit + fees + refurb
Return before costson price · Rent by the room5.38%5-yr return on cash -20%Rent est. £1,790 (£1,790–£1,790)
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).
Listing seen …
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
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: £1,790–£1,790/mo · n=5
Financing
DepositYour cash in — the rest is the mortgage25% · £137,500
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£32,144–£60,001 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £412,500 loan + £1,000 booking fee
Cladding safety certificateNot stated on the listingHeritageNot 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.
Total cash neededdeposit + costs (loan covers the rest)£264,858
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Coach House Cottage, Aberdeen, AB21 9XQ
Set within approximately one acre of mature, private grounds above the River Don, Coach House Cottage is a unique and beautifully enhanced five-bedroom detached family home offering generous accommodation, privacy and character in a peaceful yet convenient Aberdeen location.
The property has been thoughtfully extended and improved by the current owner to create a spacious and welcoming home, ideal for family living.
3.91% Return before costs — around the area average for this property type.
Monthly profit −£1,034/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating B — Min. energy standard 2030 compliant.
Price
£550K
Return before costs (best)
5.38%
Rent by the room
Bedrooms
5
3 bath
Energy rating
B
Energy rating
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
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: £1,790–£1,790/mo · n=5
Financing
DepositYour cash in — the rest is the mortgage25% · £137,500
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£32,144–£60,001 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £412,500 loan + £1,000 booking fee
Short-let (SA) context264 active short-lets nearby
Short-let market context
Local nightly-rate and occupancy benchmarks for this postcode.
264 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Aberdeen and Shire · cap £1,247/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Aberdeen and Shire
LHA monthly cap:
£1,247
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
£21,480
£6,248
£26,813
£0
£0
-£11,580
-£11,580
Year 2
£22,124
£6,435
£26,813
£0
£0
-£11,123
-£22,703
Year 3
£22,788
£6,628
£26,813
£0
£0
-£10,652
-£33,355
Year 4
£23,472
£6,827
£26,813
£0
£0
-£10,168
-£43,523
Year 5
£24,176
£7,032
£26,813
£0
£0
-£9,668
-£53,191
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)5 bd
Conversion£42,000
If converted
Gross / mo£2,466
Gross Rent by the room yield5.38%
What we verified
12 total
6006
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedMandatory
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
EPCEnergy efficiency ratingB
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Area3▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile2▾
Tenant profileBeds + postcode heuristicRent by the room / sharers
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 mi
Loading nearby sold…
Location & transport
Score 10/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£5,363
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£53,191
Acquisition costs
£265K
25% deposit£137,500
Stamp duty£72,350
Refurb£42,858
Legal + survey£2,900
Mortgage + broker£9,250
Cash needed£264,858
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyZoopla
Coach House Cottage, Aberdeen, AB21 9XQ
Set within approximately one acre of mature, private grounds above the River Don, Coach House Cottage is a unique and beautifully enhanced five-bedroom detached family home offering generous accommodation, privacy and character in a peaceful yet convenient Aberdeen location.
The property has been thoughtfully extended and improved by the current owner to create a spacious and welcoming home, ideal for family living.