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Year 5 disposal
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44/ 100
Caution
Real 9.45% return before costs but flagged risks need pricing in.
Why it works
- 9.45% 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)
- Floor area 431 sqft — small for the type
- Monthly profit −£204/mo — significantly negative — real recurring drain
- -8.9% 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
−£204/mo
You top up £204/mo
Price
£72K
No local sold comps to compare
Return · IRR
-8.9%/yr
Loses money over 5 years
Cash to get in
£36K
Deposit + fees + refurb
Return before costs on price 9.45%5-yr return on cash -29%Rent est. £567 (£546–£589)
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: £546–£589/mo · n=138
Financing
DepositYour cash in — the rest is the mortgage25% · £18,000
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 (£6,186–£11,547 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £54,000 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
-£204
after mortgage, operating costs & tax
Rent in£567/mo gross
£545/mo collected · £22/mo lost to voids
Where it goes
£293Mortgage£457Costs
Outgoings exceed rent — you top up £204/mo
Mortgage£293
Costs£457
Management£57
Maintenance£67
Insurance£20
CapEx reserve£28
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£204
Returns
Return before costs on price9.45%
Cash return on cash-6.78%
Gross margin£89
Cash needed£36,088
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.86
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 | £6,804 | £5,479 | £3,510 | £0 | £0 | -£2,185 | -£2,185 |
| Year 2 | £7,008 | £5,643 | £3,510 | £0 | £0 | -£2,145 | -£4,330 |
| Year 3 | £7,218 | £5,813 | £3,510 | £0 | £0 | -£2,104 | -£6,435 |
| Year 4 | £7,435 | £5,987 | £3,510 | £0 | £0 | -£2,062 | -£8,497 |
| Year 5 | £7,658 | £6,167 | £3,510 | £0 | £0 | -£2,019 | -£10,516 |
Disposal gain (gross)-£10,502
CGT£0
Net Disposal proceeds£77,506
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
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 cohortAB25 2QL · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Aberdeen · 1.8 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
1-bed · 1-bath · 431 sqft
£15k–£30k
£ per sqft
building cost only
£35–£69
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£3,017–£5,603
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£4,741–£9,051
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history8d on marketno cuts yet
Strategy matrix
Council lease wins — -£177/mo · £27/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 | 9.45% | -£204 | £36,088 | -29.1% | Low | Feasible |
| Housing-benefit rent | 7.90% | -£312 | £36,088 | -45.7% | Med | Feasible |
| ⭐ Council lease | 9.45% | -£177 | £36,088 | -28.2% | Low | Feasible |
| Refurb & refinance | 9.45% | -£204 | £42,987 | -24.5% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £91,307 | -6% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Aberdeen and Shire · cap £474/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Aberdeen and Shire
- LHA monthly cap:
- £474
- 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
+£616/mo cash flow vs Rent it out if converted to Rent by the room
40.00% Return before costs on price converted vs 9.45% as-is
As-is Rent it out
Monthly profit-£24
Return before costs on price9.45%
Cash needed£29,898
If converted to Rent by the room
Monthly profit+£592
Return before costs on price40.00%
Cash needed£45,898
Δ vs Rent it out Monthly profit+£616
Show conversion detail
Cannot Rent by the room:Only 1 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score30 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Tax treatment
Annual gross rent£6,804
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,447
Exit costs
Projected sale price (5y · 2%/yr growth)£79,494
Capital gain (pre-CGT)£7,494
Sale costs (~2.5%)£1,987
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-£10,516
Rates as of Oct 2024
Acquisition costs
£36,088cash neededPurchase price£72,000
Deposit (25%)£18,000
Stamp duty+8% Additional Dwelling Supplement (ADS)£5,760
Refurb£8,248
Legal + survey£2,000
Mortgage fees£2,080
Total cash neededdeposit + costs (loan covers the rest)£36,088
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Welcome to Watson Street, this attractive ground-floor property offers an excellent opportunity to acquire a home in a well-established residential location, combining the convenience of city living with access to pleasant communal outdoor space
Welcome to Watson Street, this attractive ground-floor property offers an excellent opportunity to acquire a home in a well-established residential location, combining the convenience of city living with access to pleasant communal o…
Floor plans
Nearby active comparables20 rentals
Comparable rentals
AB25 · same beds + typeMedian nearby: £563/mo · 18 of 20 already let-£4 vs our est
- Baker Street, Aberdeen, AB25Let1b£575/moMay 2026
- Picktillum Place, City Centre, Aberde…Let1b£580/moMay 2026
- Picktillum Place, City Centre, Aberde…Let1b£580/moMay 2026
- Rosemount Place, Aberdeen AB25Let1b£550/moMay 2026
- Wallfield Crescent, Second Floor, AB25Let1b£550/moMay 2026
- 5H Northfield Place, Aberdeen, AB25Let1b£575/moMay 2026
- Wallfield Place, Rosemount, Aberdeen,…Let1b£475/moMay 2026
- Wallfield Place, Aberdeen AB25Let1b£515/moMay 2026
- Whitehall Place, Flat , AB25Let1b£695/moMay 2026
- Shaw Road, Aberdeen, AB25Let1b£548/moMay 2026
- 5H Northfield Place, Aberdeen, AB25Let1b£575/moMay 2026
- Wallfield Crescent, Rosemount, Aberde…Let1b£595/moMay 2026
- Loanhead Terrace, Rosemount, Aberdeen…1b£695/moMay 2026
- Thomson Street, First Floor Right, AB…Let1b£680/moMay 2026
- Aberdeen, Aberdeenshire, AB25Let1b£495/moMay 2026
- Wallfield Crescent, Aberdeen, AB251b£685/moMay 2026
- ABERDEEN | STUDENT | SEPTEMBERLet1b£139/moMay 2026
- ABERDEEN | STUDENT | SEPTEMBERLet1b£129/moMay 2026
- ABERDEEN | STUDENT | SEPTEMBERLet1b£139/moMay 2026
- ABERDEEN | STUDENT | SEPTEMBERLet1b£85/moMay 2026
Other deals nearby
AB25 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Martin & Co Aberdeen
About this listing
8 days · ZooplaPrice history
5-year price trend
Monthly profit
−£204
Cash needed
£36K
Return after costs
-6.78%
IRR
-8.85%
Listed 8d ago
Watson Street, Aberdeen AB25
flat · 1 bed · 1 bath · 431 sqft
£72,000
est £567 · 9.45% gross
EPC D
1 / 12
44/100
Caution
9.45% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.45% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£72K
Return before costs
9.45%
est rent £567/monot enough comparablesRange £546–£589/mo (Q1–Q3)
Bedrooms
1
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: £546–£589/mo · n=138
Financing
DepositYour cash in — the rest is the mortgage25% · £18,000
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 (£6,186–£11,547 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £54,000 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
-£204
after mortgage, operating costs & tax
Rent in£567/mo gross
£545/mo collected · £22/mo lost to voids
Where it goes
£293Mortgage£457Costs
Outgoings exceed rent — you top up £204/mo
Mortgage£293
Costs£457
Management£57
Maintenance£67
Insurance£20
CapEx reserve£28
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£204
Returns
Return before costs on price9.45%
Cash return on cash-6.78%
Gross margin£89
Cash needed£36,088
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.86
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Aberdeen and Shire · cap £474/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Aberdeen and Shire
- LHA monthly cap:
- £474
- 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 | £6,804 | £5,479 | £3,510 | £0 | £0 | -£2,185 | -£2,185 |
| Year 2 | £7,008 | £5,643 | £3,510 | £0 | £0 | -£2,145 | -£4,330 |
| Year 3 | £7,218 | £5,813 | £3,510 | £0 | £0 | -£2,104 | -£6,435 |
| Year 4 | £7,435 | £5,987 | £3,510 | £0 | £0 | -£2,062 | -£8,497 |
| Year 5 | £7,658 | £6,167 | £3,510 | £0 | £0 | -£2,019 | -£10,516 |
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£702
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£10,516
Acquisition costs
25% deposit£18,000
Stamp duty£5,760
Refurb£8,248
Legal + survey£2,000
Mortgage + broker£2,080
Cash needed£36,088
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 Watson Street, this attractive ground-floor property offers an excellent opportunity to acquire a home in a well-established residential location, combining the convenience of city living with access to pleasant communal outdoor space
Welcome to Watson Street, this attractive ground-floor property offers an excellent opportunity to acquire a home in a well-established residential location, combining the convenience of city living with access to pleasant communal o…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice