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Year 5 disposal
⊞ View all 25
3/ 100
Weak
5.31% return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£363/mo — significantly negative — real recurring drain
- -4.4% 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.
- EPC band not stated — verify the certificate before offering (2030 MEES minimum is band C).
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£363/mo
You top up £363/mo
Price
£365K
No local sold comps to compare
Return · IRR
-4.4%/yr
Loses money over 5 years
Cash to get in
£166K
Deposit + fees + refurb
Return before costs on price 5.31%5-yr return on cash -8%Rent est. £1,615 (£1,504–£1,734)
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: £1,504–£1,734/mo · n=21
Financing
DepositYour cash in — the rest is the mortgage25% · £91,250
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 (£19,993–£37,320 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £273,750 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 £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£363
after mortgage, operating costs & tax
Rent in£1,615/mo gross
£1,553/mo collected · £62/mo lost to voids
Where it goes
£1,483Mortgage£433Costs
Outgoings exceed rent — you top up £363/mo
Mortgage£1,483
Costs£433
Management£162
Maintenance£50
Insurance£28
CapEx reserve£81
Voids + council tax£9
Ltd co. accounts£104
Tax—
Shortfall−£363
Returns
Return before costs on price5.31%
Cash return on cash-2.63%
Gross margin£1,119
Cash needed£165,582
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.05
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 | £19,380 | £5,201 | £17,794 | £0 | £0 | -£3,615 | -£3,615 |
| Year 2 | £19,961 | £5,357 | £17,794 | £0 | £0 | -£3,189 | -£6,804 |
| Year 3 | £20,560 | £5,518 | £17,794 | £0 | £0 | -£2,751 | -£9,555 |
| Year 4 | £21,177 | £5,683 | £17,794 | £0 | £0 | -£2,300 | -£11,855 |
| Year 5 | £21,812 | £5,854 | £17,794 | £0 | £0 | -£1,835 | -£13,691 |
Disposal gain (gross)-£39,942
CGT£0
Net Disposal proceeds£392,915
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 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 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 profileFamily let
Tenant profilelikely cohortDD2 5JH · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Edinburgh · 60.3 km
Reason
4-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
4-bed · 3-bath · 1765 sqft
£46k–£89k
£ per sqft
building cost only
£26–£50
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 3 × bathroom · Full strip + retile£9,975–£19,950
- Paint + decor£12,355–£22,945
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£19,415–£37,065
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Check council
The council's HMO page lists the current mandatory fee plus any additional / selective scheme that catches smaller HMOs.
Mandatory licensing applies to 5+ sharer HMOs (Housing Act 2004)
Find council HMO page →Price & sale history23d on marketno cuts yet
Strategy matrix
Rent it out wins — -£363/mo · level with Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| ⭐ Rent it out | 5.31% | -£363 | £165,582 | -8.3% | Low | Feasible |
| Housing-benefit rent | 3.61% | -£857 | £165,582 | -26.4% | Med | Feasible |
| Council lease | 0.00% | -£1,665 | £165,582 | -60.7% | Low | Feasible |
| Refurb & refinance | 5.31% | -£363 | £194,495 | -7.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£182 | £443,520 | -0% | Med | Feasible |
| Rent by the room | 5.92% | -£997 | £165,582 | -29.6% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Dundee and Angus · cap £1,097/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Dundee and Angus
- LHA monthly cap:
- £1,097
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
-£95/mo cash flow vs Rent it out if converted to Rent by the room
7.89% Return before costs on price converted vs 5.31% as-is
As-is Rent it out
Monthly profit-£318
Return before costs on price5.31%
Cash needed£103,148
If converted to Rent by the room
Monthly profit-£413
Return before costs on price7.89%
Cash needed£119,148
Δ vs Rent it out Monthly profit-£95
Show conversion detail
Conversion cost estimate
£22,000
Range: £16,000 – £30,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£87,515–£163,355full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 3 × bathroom£17,100–£31,350
- Rewire£7,060–£12,355
- Replumb£5,295–£10,590
- Windows£17,650–£31,770
- Paint + decor£12,355–£22,945
- Flooring£19,415–£37,065
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£19,380
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£4,360
Exit costs
Projected sale price (5y · 2%/yr growth)£402,989
Capital gain (pre-CGT)£37,989
Sale costs (~2.5%)£10,075
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-£13,691
Rates as of Oct 2024
Acquisition costs
£165,582cash neededPurchase price£365,000
Deposit (25%)£91,250
Stamp duty+8% Additional Dwelling Supplement (ADS)£39,050
Refurb£26,657
Legal + survey£2,150
Mortgage fees£6,475
Total cash neededdeposit + costs (loan covers the rest)£165,582
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
17 Berryhill offers the kind of space and setting that is increasingly difficult to find within easy reach of Dundee. Forming part of an attractive rural steading development near Fowlis, this substantial four-bedroom home was converted in 2004 and extends to approximately 167 square metres. The setting has a distinctly countryside feel, with open farmland surrounding the development and attractive views from the gardens and south-facing windows, yet Dundee remains only a sho…
Floor plans
Listing metazoopla · Verdala
About this listing
23 days · ZooplaPrice history
5-year price trend
Monthly profit
−£363
Cash needed
£166K
Return after costs
-2.63%
IRR
-4.41%
Listed 23d ago
17 Berryhill, Invergowrie, Dundee DD2
terraced · 4 bed · 3 bath · 1,765 sqft
£365,000
est £1,615 · 5.31% gross
1 / 25
3/100
Marginal
5.31% — verify the rent + comps locally.
5.31% Return before costs — around the area average for this property type.
Monthly profit −£363/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£365K
Return before costs
5.31%
est rent £1,615/monot enough comparablesRange £1,504–£1,734/mo (Q1–Q3)
Bedrooms
4
3 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: £1,504–£1,734/mo · n=21
Financing
DepositYour cash in — the rest is the mortgage25% · £91,250
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 (£19,993–£37,320 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £273,750 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 £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£363
after mortgage, operating costs & tax
Rent in£1,615/mo gross
£1,553/mo collected · £62/mo lost to voids
Where it goes
£1,483Mortgage£433Costs
Outgoings exceed rent — you top up £363/mo
Mortgage£1,483
Costs£433
Management£162
Maintenance£50
Insurance£28
CapEx reserve£81
Voids + council tax£9
Ltd co. accounts£104
Tax—
Shortfall−£363
Returns
Return before costs on price5.31%
Cash return on cash-2.63%
Gross margin£1,119
Cash needed£165,582
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.05
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Dundee and Angus · cap £1,097/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Dundee and Angus
- LHA monthly cap:
- £1,097
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 | £19,380 | £5,201 | £17,794 | £0 | £0 | -£3,615 | -£3,615 |
| Year 2 | £19,961 | £5,357 | £17,794 | £0 | £0 | -£3,189 | -£6,804 |
| Year 3 | £20,560 | £5,518 | £17,794 | £0 | £0 | -£2,751 | -£9,555 |
| Year 4 | £21,177 | £5,683 | £17,794 | £0 | £0 | -£2,300 | -£11,855 |
| Year 5 | £21,812 | £5,854 | £17,794 | £0 | £0 | -£1,835 | -£13,691 |
Rent by the room upside
What we verified
5007
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▾
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 / 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£3,559
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£13,691
Acquisition costs
25% deposit£91,250
Stamp duty£39,050
Refurb£26,657
Legal + survey£2,150
Mortgage + broker£6,475
Cash needed£165,582
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
17 Berryhill offers the kind of space and setting that is increasingly difficult to find within easy reach of Dundee. Forming part of an attractive rural steading development near Fowlis, this substantial four-bedroom home was converted in 2004 and extends to approximately 167 square metres. The setting has a distinctly countryside feel, with open farmland surrounding the development and attractive views from the gardens and south-facing windows, yet Dundee remains only a sho…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice