Skip to main contenthow this is calculated →
Year 5 disposal
BMV -23%
⊞ View all 14
37/ 100
Weak
17.51% Guaranteed council rent return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 14.06% return before costs — above-market
- Priced below market -23% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£22/mo — mildly negative — equity build may cover
- -2.0% 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
−£22/mo
You top up £22/mo
Price vs market
Below market value
-23% vs 12 sold · interior unseen
Return · IRR
-2.0%/yr
Loses money over 5 years
Cash left in
£21K
Stays in after refinancing at value
Price £64KCash to buy £36KReturn before costs on price · Guaranteed council rent 17.51%5-yr return on cash 3%Rent est. £750 (£697–£807)
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: £697–£807/mo · n=119
Financing
DepositYour cash in — the rest is the mortgage25% · £16,000
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 (£7,966–£14,869 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £48,000 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
-£22
after mortgage, operating costs & tax
Rent in£750/mo gross
£721/mo collected · £29/mo lost to voids
Where it goes
£260Mortgage£483Costs
Outgoings exceed rent — you top up £22/mo
Mortgage£260
Costs£483
Management£75
Maintenance£67
Insurance£20
CapEx reserve£38
Voids + council tax£4
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£22
Returns
Return before costs on price14.06%
Cash return on cash-0.72%
Gross margin£238
Cash needed£35,701
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.77
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 | £9,000 | £5,793 | £3,120 | £0 | £17 | £71 | £71 |
| Year 2 | £9,270 | £5,966 | £3,120 | £0 | £35 | £149 | £219 |
| Year 3 | £9,548 | £6,145 | £3,120 | £0 | £54 | £229 | £448 |
| Year 4 | £9,835 | £6,330 | £3,120 | £0 | £73 | £312 | £760 |
| Year 5 | £10,130 | £6,520 | £3,120 | £0 | £93 | £397 | £1,157 |
Disposal gain (gross)-£12,846
CGT£0
Net Disposal proceeds£68,895
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
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
Lender impact
-1th 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 cohortAB11 6EF · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Aberdeen · 2.6 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 · 603 sqft
£18k–£36k
£ per sqft
building cost only
£30–£59
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,221–£7,839
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,633–£12,663
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history87d on marketno cuts yet
Strategy matrix
Council lease wins — +£9/mo · £31/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 | 14.06% | -£22 | £35,701 | 3.2% | Low | Feasible |
| Housing-benefit rent | 12.15% | -£146 | £35,701 | -14.5% | Med | Feasible |
| ⭐ Council lease | 14.06% | +£9 | £35,701 | 3.8% | Low | Feasible |
| Refurb & refinance | 14.06% | -£22 | £43,149 | 2.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £85,989 | -11% | 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
+£492/mo cash flow vs Rent it out if converted to Rent by the room
45.00% Return before costs on price converted vs 14.06% as-is
As-is Rent it out
Monthly profit+£126
Return before costs on price14.06%
Cash needed£27,898
If converted to Rent by the room
Monthly profit+£618
Return before costs on price45.00%
Cash needed£43,898
Δ vs Rent it out Monthly profit+£492
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
£38,400
Range: £32,640 – £44,160
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£20,338–£38,400full refurb + room split
⚠️ Capped at 60% of £64,000 asking (£38,400). Raw model: £35,445–£66,925. Verify with a surveyor before offering.
What's in this cost
- Kitchen£4,957–£9,915
- 1 × bathroom£3,271–£5,996
- Rewire£1,384–£2,422
- Replumb£1,038–£2,076
- Windows£3,460–£6,228
- Paint + decor£2,422–£4,498
- Flooring£3,806–£7,266
Comparables
sold within 0.5 miWide · CV 53.8%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Tax treatment
Annual gross rent£9,000
Section 24 credit£0
Annual tax due£17
Post-tax Monthly profit annual-£276
Exit costs
Projected sale price (5y · 2%/yr growth)£70,661
Capital gain (pre-CGT)£6,661
Sale costs (~2.5%)£1,767
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£1,157
Rates as of Oct 2024
Acquisition costs
£35,701cash neededPurchase price£64,000
Deposit (25%)£16,000
Stamp duty+8% Additional Dwelling Supplement (ADS)£5,120
Refurb£10,621
Legal + survey£2,000
Mortgage fees£1,960
Total cash neededdeposit + costs (loan covers the rest)£35,701
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Desirable Dee Place situated in the heart of Aberdeen's vibrant city centre, this well-presented basement flat offers an excellent opportunity for first-time buyers, professionals, investors, or those seeking a convenient city base.
Desirable Dee Place situated in the heart of Aberdeen's vibrant city centre, this well-presented basement flat offers an excellent opportunity for first-time buyers, professionals, investors, or those seeking a convenient city base. Combining spa…
Floor plans
Nearby active comparables20 rentals · 5 deals
Comparable rentals
AB11 · same beds + typeMedian nearby: £762/mo · 18 of 20 already let+£12 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 · Martin & Co Aberdeen
About this listing
87 days · ZooplaPrice history
5-year price trend
Monthly profit
−£22
Cash needed
£36K
Return after costs
-0.72%
IRR
-2.05%
Listed 87d ago
Basement Flat, Dee Place, Aberdeen AB11
flat · 2 bed · 1 bath · 603 sqft
£64,000
est £750 · 14.06% gross
EPC D
Priced below market
1 / 14
37/100
Marginal
17.51% Council strategy — market rent unverified, verify locally.
Priced below market -23% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
14.06% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£64K
23% below sold comps
Return before costs (best)
17.51%
Council
Bedrooms
2
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: £697–£807/mo · n=119
Financing
DepositYour cash in — the rest is the mortgage25% · £16,000
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 (£7,966–£14,869 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £48,000 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
-£22
after mortgage, operating costs & tax
Rent in£750/mo gross
£721/mo collected · £29/mo lost to voids
Where it goes
£260Mortgage£483Costs
Outgoings exceed rent — you top up £22/mo
Mortgage£260
Costs£483
Management£75
Maintenance£67
Insurance£20
CapEx reserve£38
Voids + council tax£4
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£22
Returns
Return before costs on price14.06%
Cash return on cash-0.72%
Gross margin£238
Cash needed£35,701
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.77
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 | £9,000 | £5,793 | £3,120 | £0 | £17 | £71 | £71 |
| Year 2 | £9,270 | £5,966 | £3,120 | £0 | £35 | £149 | £219 |
| Year 3 | £9,548 | £6,145 | £3,120 | £0 | £54 | £229 | £448 |
| Year 4 | £9,835 | £6,330 | £3,120 | £0 | £73 | £312 | £760 |
| Year 5 | £10,130 | £6,520 | £3,120 | £0 | £93 | £397 | £1,157 |
Rent by the room upside
What we verified
3306
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▾
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 let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miWide · CV 53.8%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£624
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£1,157
Acquisition costs
25% deposit£16,000
Stamp duty£5,120
Refurb£10,621
Legal + survey£2,000
Mortgage + broker£1,960
Cash needed£35,701
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
Desirable Dee Place situated in the heart of Aberdeen's vibrant city centre, this well-presented basement flat offers an excellent opportunity for first-time buyers, professionals, investors, or those seeking a convenient city base.
Desirable Dee Place situated in the heart of Aberdeen's vibrant city centre, this well-presented basement flat offers an excellent opportunity for first-time buyers, professionals, investors, or those seeking a convenient city base. Combining spa…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice