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Year 5 disposal
⊞ View all 14
70/ 100
Solid
Real 11.42% return before costs with manageable risks.
Why it works
- Monthly profit +£330/mo from completion — the no.1 reason to invest
- 11.42% return before costs — above-market
- 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)
- 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
+£330/mo
Pays you every month, net of costs
Price
£160K
No local sold comps to compare
Return · IRR
5.0%/yr
Modest annualised return
Cash to get in
£75K
Deposit + fees + refurb
Return before costs on price 11.42%5-yr return on cash 35%Rent est. £1,523 (£1,294–£1,793)
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: £1,294–£1,793/mo · n=1
Financing
DepositYour cash in — the rest is the mortgage25% · £40,000
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 (£12,758–£23,815 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £120,000 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£330
after mortgage, operating costs & tax
Rent in£1,523/mo gross
£1,464/mo collected · £59/mo lost to voids
Where it goes
£650Mortgage£407Costs£330Your profit
£330/mo left as profit · 23% of rent kept
Mortgage£650
Costs£407
Management£152
Maintenance£50
Insurance£20
CapEx reserve£76
Voids + council tax£5
Ltd co. accounts£104
Tax£77
Profit+£330
Returns
Return before costs on price11.42%
Cash return on cash5.26%
Gross margin£1,057
Cash needed£75,211
Monthly profit payback19y 1m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.25
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 | £18,276 | £4,887 | £7,800 | £0 | £1,062 | £4,527 | £4,527 |
| Year 2 | £18,824 | £5,034 | £7,800 | £0 | £1,138 | £4,852 | £9,379 |
| Year 3 | £19,389 | £5,185 | £7,800 | £0 | £1,217 | £5,187 | £14,566 |
| Year 4 | £19,971 | £5,341 | £7,800 | £0 | £1,298 | £5,532 | £20,098 |
| Year 5 | £20,570 | £5,501 | £7,800 | £0 | £1,381 | £5,888 | £25,986 |
Disposal gain (gross)-£19,574
CGT£0
Net Disposal proceeds£172,237
What we verified
What we verified
51065 ok · 1 caution · 0 fail · 6 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 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
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 cohortDD3 0EH · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Edinburgh · 61.8 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 · 1-bath · 1066 sqft
£26k–£52k
£ per sqft
building cost only
£25–£48
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£7,462–£13,858
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£11,726–£22,386
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 history9d on marketno cuts yet
Strategy matrix
Council lease wins — +£381/mo · £51/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 | 11.42% | +£330 | £75,211 | 34.6% | Low | Feasible |
| Housing-benefit rent | 8.23% | -£7 | £75,211 | 7.9% | Med | Feasible |
| ⭐ Council lease | 11.42% | +£381 | £75,211 | 34.9% | Low | Feasible |
| Refurb & refinance | 11.42% | +£330 | £90,015 | 28.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£174 | £198,615 | -2% | Med | Feasible |
| Rent by the room | 15.00% | +£26 | £75,211 | 15.5% | — | 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
- 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
-£17/mo cash flow vs Rent it out if converted to Rent by the room
18.00% Return before costs on price converted vs 11.42% as-is
As-is Rent it out
Monthly profit+£331
Return before costs on price11.42%
Cash needed£51,898
If converted to Rent by the room
Monthly profit+£314
Return before costs on price18.00%
Cash needed£67,898
Δ vs Rent it out Monthly profit-£17
Show conversion detail
Conversion cost estimate
£30,000
Range: £24,000 – £38,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£51,107–£96,000full refurb + room split
⚠️ Capped at 60% of £160,000 asking (£96,000). Raw model: £51,650–£97,020. Verify with a surveyor before offering.
What's in this cost
- Kitchen£8,549–£17,098
- 1 × bathroom£5,640–£10,340
- Rewire£4,219–£7,384
- Replumb£3,164–£6,329
- Windows£10,548–£18,986
- Paint + decor£7,384–£13,712
- Flooring£11,603–£22,151
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£18,276
Section 24 credit£0
Annual tax due£1,062
Post-tax Monthly profit annual£3,824
Exit costs
Projected sale price (5y · 2%/yr growth)£176,653
Capital gain (pre-CGT)£16,653
Sale costs (~2.5%)£4,416
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£25,986
Rates as of Oct 2024
Acquisition costs
£75,211cash neededPurchase price£160,000
Deposit (25%)£40,000
Stamp duty+8% Additional Dwelling Supplement (ADS)£13,100
Refurb£17,011
Legal + survey£1,700
Mortgage fees£3,400
Total cash neededdeposit + costs (loan covers the rest)£75,211
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Located in the popular residential area of Kirkton, this well‐proportioned four‐bedroom terraced home offers fresh, move‐in‐ready accommodation with scope for a family to make it their own.
The property features a modernised kitchen and bathroom, complemented by newly refreshed décor throughout. The layout provides balanced living space, flexible bedrooms and practical storage, making it ideal for growing families or those needing room for home working.
Externally, the home…
Floor plans
Listing metazoopla · Axis Property
About this listing
9 days · ZooplaPrice history
5-year price trend
Monthly profit
+£330
Cash needed
£75K
Return after costs
5.26%
IRR
5.00%
Listed 9d ago
Gillburn Road, Dundee DD3
terraced · 4 bed · 1 bath · 1,066 sqft
£160,000
est £1,523 · 11.42% gross
EPC D
1 / 14
70/100
Solid
Real 11.42% — fundamentals work.
Monthly profit +£330/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
11.42% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£160K
Return before costs
11.42%
est rent £1,523/monot enough comparablesRange £1,294–£1,793/mo (Q1–Q3)
Bedrooms
4
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: £1,294–£1,793/mo · n=1
Financing
DepositYour cash in — the rest is the mortgage25% · £40,000
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 (£12,758–£23,815 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £120,000 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£330
after mortgage, operating costs & tax
Rent in£1,523/mo gross
£1,464/mo collected · £59/mo lost to voids
Where it goes
£650Mortgage£407Costs£330Your profit
£330/mo left as profit · 23% of rent kept
Mortgage£650
Costs£407
Management£152
Maintenance£50
Insurance£20
CapEx reserve£76
Voids + council tax£5
Ltd co. accounts£104
Tax£77
Profit+£330
Returns
Return before costs on price11.42%
Cash return on cash5.26%
Gross margin£1,057
Cash needed£75,211
Monthly profit payback19y 1m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.25
Rent-covers-mortgage check PASS · stress 6.5% (target 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
- 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 | £18,276 | £4,887 | £7,800 | £0 | £1,062 | £4,527 | £4,527 |
| Year 2 | £18,824 | £5,034 | £7,800 | £0 | £1,138 | £4,852 | £9,379 |
| Year 3 | £19,389 | £5,185 | £7,800 | £0 | £1,217 | £5,187 | £14,566 |
| Year 4 | £19,971 | £5,341 | £7,800 | £0 | £1,298 | £5,532 | £20,098 |
| Year 5 | £20,570 | £5,501 | £7,800 | £0 | £1,381 | £5,888 | £25,986 |
Rent by the room upside
What we verified
5106
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▾
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 / 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£1,560
Annual rental tax£928
CGT yr 5£0 · company level
5y net total£25,986
Acquisition costs
25% deposit£40,000
Stamp duty£13,100
Refurb£17,011
Legal + survey£1,700
Mortgage + broker£3,400
Cash needed£75,211
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
Located in the popular residential area of Kirkton, this well‐proportioned four‐bedroom terraced home offers fresh, move‐in‐ready accommodation with scope for a family to make it their own.
The property features a modernised kitchen and bathroom, complemented by newly refreshed décor throughout. The layout provides balanced living space, flexible bedrooms and practical storage, making it ideal for growing families or those needing room for home working.
Externally, the home…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice