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Year 5 disposal
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22/ 100
Weak
7.54% Guaranteed council rent return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.24% return before costs — above-market
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£246/mo — significantly negative — real recurring drain
- -5.5% 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
−£246/mo
You top up £246/mo
Price
£150K
No local sold comps to compare
Return · IRR
-5.5%/yr
Loses money over 5 years
Cash to get in
£67K
Deposit + fees + refurb
Return before costs on price · Guaranteed council rent 7.54%5-yr return on cash -17%Rent est. £905 (£799–£1,025)
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: £799–£1,025/mo · n=80
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
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 (£9,084–£16,957 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £112,500 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
-£246
after mortgage, operating costs & tax
Rent in£905/mo gross
£870/mo collected · £35/mo lost to voids
Where it goes
£609Mortgage£507Costs
Outgoings exceed rent — you top up £246/mo
Mortgage£609
Costs£507
Management£91
Maintenance£67
Insurance£20
CapEx reserve£45
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£246
Returns
Return before costs on price7.24%
Cash return on cash-4.42%
Gross margin£363
Cash needed£66,962
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.43
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 | £10,860 | £6,087 | £7,313 | £0 | £0 | -£2,539 | -£2,539 |
| Year 2 | £11,186 | £6,270 | £7,313 | £0 | £0 | -£2,396 | -£4,936 |
| Year 3 | £11,521 | £6,458 | £7,313 | £0 | £0 | -£2,249 | -£7,185 |
| Year 4 | £11,867 | £6,651 | £7,313 | £0 | £0 | -£2,097 | -£9,282 |
| Year 5 | £12,223 | £6,851 | £7,313 | £0 | £0 | -£1,940 | -£11,222 |
Disposal gain (gross)-£14,740
CGT£0
Net Disposal proceeds£161,472
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand C
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
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
Verify
Lender impact
No EWS1 / floor info in description. Buildings > 11 m need EWS1 or PAS 9980 — confirm height + status with the agent before offering.
Verify with lender
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 cohortDD3 6TP · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Edinburgh · 59.3 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 · 2-bath · 711 sqft
£23k–£46k
£ per sqft
building cost only
£33–£65
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£4,977–£9,243
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£7,821–£14,931
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history52d on marketno cuts yet
Strategy matrix
Council lease wins — -£206/mo · £40/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 | 7.24% | -£246 | £66,962 | -16.8% | Low | Feasible |
| Housing-benefit rent | 4.90% | -£525 | £66,962 | -42.0% | Med | Feasible |
| ⭐ Council lease | 7.24% | -£206 | £66,962 | -16.3% | Low | Feasible |
| Refurb & refinance | 7.24% | -£246 | £79,307 | -14.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £181,057 | -0% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Dundee and Angus · cap £613/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Dundee and Angus
- LHA monthly cap:
- £613
- 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
Rent by the room conversion upside
+£400/mo cash flow vs Rent it out if converted to Rent by the room
19.20% Return before costs on price converted vs 7.24% as-is
As-is Rent it out
Monthly profit-£54
Return before costs on price7.24%
Cash needed£49,398
If converted to Rent by the room
Monthly profit+£346
Return before costs on price19.20%
Cash needed£65,398
Δ vs Rent it out Monthly profit+£400
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
£40,000
Range: £34,000 – £48,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£44,925–£84,395full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£2,844–£4,977
- Replumb£2,133–£4,266
- Windows£7,110–£12,798
- Paint + decor£4,977–£9,243
- Flooring£7,821–£14,931
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score50 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Tax treatment
Annual gross rent£10,860
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,957
Exit costs
Projected sale price (5y · 2%/yr growth)£165,612
Capital gain (pre-CGT)£15,612
Sale costs (~2.5%)£4,140
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-£11,222
Rates as of Oct 2024
Acquisition costs
£66,962cash neededPurchase price£150,000
Deposit (25%)£37,500
Stamp duty+8% Additional Dwelling Supplement (ADS)£12,100
Refurb£12,112
Legal + survey£2,000
Mortgage fees£3,250
Total cash neededdeposit + costs (loan covers the rest)£66,962
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Welcome to 23 Smillie Court, a remarkable two-bedroom flat nestled within the prestigious Regents House, a beautifully converted former Dundee Royal Infirmary. This property, built in 1855, seamlessly marries striking period architecture with the comforts of modern living, all within a highly convenient city location.
Spanning an impressive 710 square feet, this apartment boasts a spacious open-plan lounge and kitchen that creates a bright and inviting atmosphere. The unique…
Floor plans
Listing metazoopla · Harmony Homes Estate Agency Limited
About this listing
52 days · ZooplaPrice history
5-year price trend
Monthly profit
−£246
Cash needed
£67K
Return after costs
-4.42%
IRR
-5.54%
Listed 52d ago
Smillie Court, Dundee DD3
flat · 2 bed · 2 bath · 711 sqft
£150,000
est £905 · 7.24% gross
EPC C
1 / 34
22/100
Marginal
7.54% Council strategy — market rent unverified, verify locally.
7.24% Return before costs — above-market
Price
£150K
Return before costs (best)
7.54%
Council
Bedrooms
2
2 bath
Energy rating
C
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: £799–£1,025/mo · n=80
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
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 (£9,084–£16,957 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £112,500 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
-£246
after mortgage, operating costs & tax
Rent in£905/mo gross
£870/mo collected · £35/mo lost to voids
Where it goes
£609Mortgage£507Costs
Outgoings exceed rent — you top up £246/mo
Mortgage£609
Costs£507
Management£91
Maintenance£67
Insurance£20
CapEx reserve£45
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£246
Returns
Return before costs on price7.24%
Cash return on cash-4.42%
Gross margin£363
Cash needed£66,962
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.43
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Dundee and Angus · cap £613/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Dundee and Angus
- LHA monthly cap:
- £613
- 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 | £10,860 | £6,087 | £7,313 | £0 | £0 | -£2,539 | -£2,539 |
| Year 2 | £11,186 | £6,270 | £7,313 | £0 | £0 | -£2,396 | -£4,936 |
| Year 3 | £11,521 | £6,458 | £7,313 | £0 | £0 | -£2,249 | -£7,185 |
| Year 4 | £11,867 | £6,651 | £7,313 | £0 | £0 | -£2,097 | -£9,282 |
| Year 5 | £12,223 | £6,851 | £7,313 | £0 | £0 | -£1,940 | -£11,222 |
Rent by the room upside
What we verified
4206
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▾
EPCEnergy efficiency ratingC
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£1,463
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£11,222
Acquisition costs
25% deposit£37,500
Stamp duty£12,100
Refurb£12,112
Legal + survey£2,000
Mortgage + broker£3,250
Cash needed£66,962
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
Welcome to 23 Smillie Court, a remarkable two-bedroom flat nestled within the prestigious Regents House, a beautifully converted former Dundee Royal Infirmary. This property, built in 1855, seamlessly marries striking period architecture with the comforts of modern living, all within a highly convenient city location.
Spanning an impressive 710 square feet, this apartment boasts a spacious open-plan lounge and kitchen that creates a bright and inviting atmosphere. The unique…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice