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Year 5 disposal
⊞ View all 20
60/ 100
Solid
Real 11.36% return before costs with manageable risks.
Why it works
- 11.36% 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)
- Monthly profit −£27/mo — mildly negative — equity build may cover
- -1.5% 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
−£27/mo
You top up £27/mo
Price
£95K
No local sold comps to compare
Return · IRR
-1.5%/yr
Loses money over 5 years
Cash to get in
£51K
Deposit + fees + refurb
Return before costs on price 11.36%5-yr return on cash 3%Rent est. £899 (£850–£951)
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: £850–£951/mo · n=40
Financing
DepositYour cash in — the rest is the mortgage25% · £23,750
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 (£11,195–£20,898 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £71,250 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
-£27
after mortgage, operating costs & tax
Rent in£899/mo gross
£864/mo collected · £35/mo lost to voids
Where it goes
£386Mortgage£506Costs
Outgoings exceed rent — you top up £27/mo
Mortgage£386
Costs£506
Management£90
Maintenance£67
Insurance£20
CapEx reserve£45
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£27
Returns
Return before costs on price11.36%
Cash return on cash-0.64%
Gross margin£359
Cash needed£50,702
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.24
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 | £10,788 | £6,069 | £4,631 | £0 | £17 | £71 | £71 |
| Year 2 | £11,112 | £6,251 | £4,631 | £0 | £44 | £186 | £257 |
| Year 3 | £11,445 | £6,438 | £4,631 | £0 | £71 | £304 | £561 |
| Year 4 | £11,788 | £6,631 | £4,631 | £0 | £100 | £426 | £987 |
| Year 5 | £12,142 | £6,830 | £4,631 | £0 | £129 | £551 | £1,538 |
Disposal gain (gross)-£17,262
CGT£0
Net Disposal proceeds£102,265
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
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 cohortAB10 7DE · 3 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Aberdeen · 5.2 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
3-bed · 1-bath · 915 sqft
£24k–£46k
£ per sqft
building cost only
£26–£51
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,405–£11,895
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,065–£19,215
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
Price & sale history9d on marketno cuts yet
Strategy matrix
Council lease wins — +£10/mo · £37/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 | 11.36% | -£27 | £50,702 | 3.0% | Low | Feasible |
| Housing-benefit rent | 10.84% | -£115 | £50,702 | -3.4% | Med | Feasible |
| ⭐ Council lease | 11.36% | +£10 | £50,702 | 3.5% | Low | Feasible |
| Refurb & refinance | 11.36% | -£27 | £61,423 | 2.5% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £125,498 | -9% | Med | Feasible |
| Rent by the room | 17.05% | -£223 | £50,702 | -12.0% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Aberdeen and Shire · cap £858/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Aberdeen and Shire
- LHA monthly cap:
- £858
- 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
+£394/mo cash flow vs Rent it out if converted to Rent by the room
30.32% Return before costs on price converted vs 11.36% as-is
As-is Rent it out
Monthly profit+£126
Return before costs on price11.36%
Cash needed£35,648
If converted to Rent by the room
Monthly profit+£520
Return before costs on price30.32%
Cash needed£51,648
Δ vs Rent it out Monthly profit+£394
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£30,306–£57,000full refurb + room split
⚠️ Capped at 60% of £95,000 asking (£57,000). Raw model: £46,365–£87,205. Verify with a surveyor before offering.
What's in this cost
- Kitchen£5,647–£11,295
- 1 × bathroom£3,726–£6,830
- Rewire£2,392–£4,187
- Replumb£1,794–£3,588
- Windows£5,981–£10,765
- Paint + decor£4,187–£7,775
- Flooring£6,579–£12,560
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£10,788
Section 24 credit£0
Annual tax due£17
Post-tax Monthly profit annual-£344
Exit costs
Projected sale price (5y · 2%/yr growth)£104,888
Capital gain (pre-CGT)£9,888
Sale costs (~2.5%)£2,622
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£1,538
Rates as of Oct 2024
Acquisition costs
£50,702cash neededPurchase price£95,000
Deposit (25%)£23,750
Stamp duty+8% Additional Dwelling Supplement (ADS)£7,600
Refurb£14,927
Legal + survey£2,000
Mortgage fees£2,425
Total cash neededdeposit + costs (loan covers the rest)£50,702
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Self-contained upper flat in a sought-after residential location.
We are delighted to bring to the market this attractive self-contained upper flat. Benefiting from heating and double glazing, the property offers generously proportioned accommodation and represents an ideal purchase for first-time buyers, students, or investors seeking a buy-to-let opportunity.
The accommodation comprises a welcoming hall, a bright and airy lounge enjoying a pleasant sunny aspect, and a fit…
Floor plans
Listing metazoopla · Simpson & Marwick
About this listing
9 days · ZooplaPrice history
5-year price trend
Monthly profit
−£27
Cash needed
£51K
Return after costs
-0.64%
IRR
-1.49%
Listed 9d ago
49 Craigievar Crescent, Garthdee, Aberdeen AB10
flat · 3 bed · 1 bath · 915 sqft
£95,000
est £899 · 11.36% gross
EPC D
1 / 20
60/100
Solid
Real 11.36% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
11.36% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£95K
Return before costs
11.36%
est rent £899/monot enough comparablesRange £850–£951/mo (Q1–Q3)
Bedrooms
3
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: £850–£951/mo · n=40
Financing
DepositYour cash in — the rest is the mortgage25% · £23,750
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 (£11,195–£20,898 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £71,250 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
-£27
after mortgage, operating costs & tax
Rent in£899/mo gross
£864/mo collected · £35/mo lost to voids
Where it goes
£386Mortgage£506Costs
Outgoings exceed rent — you top up £27/mo
Mortgage£386
Costs£506
Management£90
Maintenance£67
Insurance£20
CapEx reserve£45
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£27
Returns
Return before costs on price11.36%
Cash return on cash-0.64%
Gross margin£359
Cash needed£50,702
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.24
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Aberdeen and Shire · cap £858/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Aberdeen and Shire
- LHA monthly cap:
- £858
- 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 | £10,788 | £6,069 | £4,631 | £0 | £17 | £71 | £71 |
| Year 2 | £11,112 | £6,251 | £4,631 | £0 | £44 | £186 | £257 |
| Year 3 | £11,445 | £6,438 | £4,631 | £0 | £71 | £304 | £561 |
| Year 4 | £11,788 | £6,631 | £4,631 | £0 | £100 | £426 | £987 |
| Year 5 | £12,142 | £6,830 | £4,631 | £0 | £129 | £551 | £1,538 |
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£926
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£1,538
Acquisition costs
25% deposit£23,750
Stamp duty£7,600
Refurb£14,927
Legal + survey£2,000
Mortgage + broker£2,425
Cash needed£50,702
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
Self-contained upper flat in a sought-after residential location.
We are delighted to bring to the market this attractive self-contained upper flat. Benefiting from heating and double glazing, the property offers generously proportioned accommodation and represents an ideal purchase for first-time buyers, students, or investors seeking a buy-to-let opportunity.
The accommodation comprises a welcoming hall, a bright and airy lounge enjoying a pleasant sunny aspect, and a fit…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice