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Year 5 disposal
⊞ View all 25
32/ 100
Weak
7.18% return before costs — verify the rent + comps locally.
Why it works
- 7.18% return before costs — above-market
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£16/mo — mildly negative — equity build may cover
- -1.0% 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
−£16/mo
You top up £16/mo
Price
£195K
No local sold comps to compare
Return · IRR
-1.0%/yr
Loses money over 5 years
Cash to get in
£88K
Deposit + fees + refurb
Return before costs on price 7.18%5-yr return on cash 4%Rent est. £1,166 (£1,031–£1,319)
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
Buy-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: £1,031–£1,319/mo · n=18
Financing
DepositYour cash in — the rest is the mortgage25% · £48,750
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£12,593–£23,506 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £146,250 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
-£16
after mortgage, operating costs & tax
Rent in£1,166/mo gross
£1,121/mo collected · £45/mo lost to voids
Where it goes
£762Mortgage£375Costs
Outgoings exceed rent — you top up £16/mo
Mortgage£762
Costs£375
Management£117
Maintenance£67
Insurance£20
CapEx reserve£58
Voids + council tax£9
Ltd co. accounts£104
Tax—
Shortfall−£16
Returns
Return before costs on price7.18%
Cash return on cash-0.21%
Gross margin£746
Cash needed£87,765
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.42
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 | £13,992 | £4,500 | £9,141 | £0 | £67 | £285 | £285 |
| Year 2 | £14,412 | £4,635 | £9,141 | £0 | £121 | £515 | £800 |
| Year 3 | £14,844 | £4,774 | £9,141 | £0 | £177 | £753 | £1,553 |
| Year 4 | £15,289 | £4,917 | £9,141 | £0 | £234 | £998 | £2,550 |
| Year 5 | £15,748 | £5,065 | £9,141 | £0 | £293 | £1,250 | £3,800 |
Disposal gain (gross)-£20,177
CGT£0
Net Disposal proceeds£209,913
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 cohortAB22 8XB · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Aberdeen · 3.6 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
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 · 990 sqft
£25k–£49k
£ per sqft
building cost only
£25–£49
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,930–£12,870
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,890–£20,790
Guide rates · UK May 2026 · sqft auto-estimated from beds
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 history7d on marketno cuts yet
Strategy matrix
Rent it out wins — -£16/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 | 7.18% | -£16 | £87,765 | 4.3% | Low | Feasible |
| Housing-benefit rent | 5.38% | -£312 | £87,765 | -14.5% | Med | Feasible |
| Council lease | 0.00% | -£953 | £87,765 | -66.0% | Low | Feasible |
| Refurb & refinance | 7.18% | -£16 | £104,231 | 3.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£191 | £236,806 | -0% | Med | Feasible |
| Rent by the room | 11.08% | -£108 | £87,765 | 4.4% | — | Feasible |
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
+£222/mo cash flow vs Rent it out if converted to Rent by the room
14.77% Return before costs on price converted vs 7.18% as-is
As-is Rent it out
Monthly profit-£18
Return before costs on price7.18%
Cash needed£60,648
If converted to Rent by the room
Monthly profit+£203
Return before costs on price14.77%
Cash needed£76,648
Δ vs Rent it out Monthly profit+£222
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£48,990–£92,080full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£3,960–£6,930
- Replumb£2,970–£5,940
- Windows£9,900–£17,820
- Paint + decor£6,930–£12,870
- Flooring£10,890–£20,790
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£13,992
Section 24 credit£0
Annual tax due£67
Post-tax Monthly profit annual-£254
Exit costs
Projected sale price (5y · 2%/yr growth)£215,296
Capital gain (pre-CGT)£20,296
Sale costs (~2.5%)£5,382
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£3,800
Rates as of Oct 2024
Acquisition costs
£87,765cash neededPurchase price£195,000
Deposit (25%)£48,750
Stamp duty+8% Additional Dwelling Supplement (ADS)£16,600
Refurb£16,790
Legal + survey£1,700
Mortgage fees£3,925
Total cash neededdeposit + costs (loan covers the rest)£87,765
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Spacious 3 bedroom semi-detached home with open-plan living, generous gardens and driveway parking for 3 vehicles
A well-proportioned three-bedroom semi-detached home occupying a pleasant position within a popular residential area of Bridge of Don. Newburgh Circle offers an excellent opportunity to acquire a spacious family home with generous gardens, a large driveway providing off-street parking for up to three vehicles, and flexible accommodation arranged over two floors.
Floor plans
Listing metazoopla · Simpson & Marwick
About this listing
7 days · ZooplaPrice history
5-year price trend
Monthly profit
−£16
Cash needed
£88K
Return after costs
-0.21%
IRR
-1.02%
Listed 7d ago
118 Newburgh Circle, Bridge Of Don, Aberdeen AB22
semi-detached · 3 bed · 1 bath
£195,000
est £1,166 · 7.18% gross
EPC D
1 / 25
32/100
Marginal
7.18% — verify the rent + comps locally.
7.18% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£195K
Return before costs
7.18%
est rent £1,166/monot enough comparablesRange £1,031–£1,319/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
Buy-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: £1,031–£1,319/mo · n=18
Financing
DepositYour cash in — the rest is the mortgage25% · £48,750
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£12,593–£23,506 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £146,250 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
-£16
after mortgage, operating costs & tax
Rent in£1,166/mo gross
£1,121/mo collected · £45/mo lost to voids
Where it goes
£762Mortgage£375Costs
Outgoings exceed rent — you top up £16/mo
Mortgage£762
Costs£375
Management£117
Maintenance£67
Insurance£20
CapEx reserve£58
Voids + council tax£9
Ltd co. accounts£104
Tax—
Shortfall−£16
Returns
Return before costs on price7.18%
Cash return on cash-0.21%
Gross margin£746
Cash needed£87,765
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.42
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 | £13,992 | £4,500 | £9,141 | £0 | £67 | £285 | £285 |
| Year 2 | £14,412 | £4,635 | £9,141 | £0 | £121 | £515 | £800 |
| Year 3 | £14,844 | £4,774 | £9,141 | £0 | £177 | £753 | £1,553 |
| Year 4 | £15,289 | £4,917 | £9,141 | £0 | £234 | £998 | £2,550 |
| Year 5 | £15,748 | £5,065 | £9,141 | £0 | £293 | £1,250 | £3,800 |
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£1,828
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£3,800
Acquisition costs
25% deposit£48,750
Stamp duty£16,600
Refurb£16,790
Legal + survey£1,700
Mortgage + broker£3,925
Cash needed£87,765
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
Spacious 3 bedroom semi-detached home with open-plan living, generous gardens and driveway parking for 3 vehicles
A well-proportioned three-bedroom semi-detached home occupying a pleasant position within a popular residential area of Bridge of Don. Newburgh Circle offers an excellent opportunity to acquire a spacious family home with generous gardens, a large driveway providing off-street parking for up to three vehicles, and flexible accommodation arranged over two floors.
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice