Skip to main contenthow this is calculated →
Year 5 disposal
⊞ View all 18
28/ 100
Weak
7.76% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.76% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£234/mo — significantly negative — real recurring drain
- -6.4% 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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£234/mo
You top up £234/mo
Price
£115K
No local sold comps to compare
Return · IRR
-6.4%/yr
Loses money over 5 years
Cash to get in
£55K
Deposit + fees + refurb
Return before costs on price 7.76%5-yr return on cash -21%Rent est. £744 (£695–£796)
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: £695–£796/mo · n=127
Financing
DepositYour cash in — the rest is the mortgage25% · £28,750
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 (£8,970–£16,744 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £86,250 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
-£234
after mortgage, operating costs & tax
Rent in£744/mo gross
£715/mo collected · £29/mo lost to voids
Where it goes
£467Mortgage£482Costs
Outgoings exceed rent — you top up £234/mo
Mortgage£467
Costs£482
Management£74
Maintenance£67
Insurance£20
CapEx reserve£37
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£234
Returns
Return before costs on price7.76%
Cash return on cash-5.14%
Gross margin£233
Cash needed£54,635
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.53
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 | £8,928 | £5,789 | £5,606 | £0 | £0 | -£2,467 | -£2,467 |
| Year 2 | £9,196 | £5,963 | £5,606 | £0 | £0 | -£2,373 | -£4,841 |
| Year 3 | £9,472 | £6,142 | £5,606 | £0 | £0 | -£2,276 | -£7,117 |
| Year 4 | £9,756 | £6,326 | £5,606 | £0 | £0 | -£2,176 | -£9,293 |
| Year 5 | £10,049 | £6,516 | £5,606 | £0 | £0 | -£2,074 | -£11,367 |
Disposal gain (gross)-£14,365
CGT£0
Net Disposal proceeds£123,795
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand C
MEES 2030 compliance
C required for new tenancies
PASS
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 cohortDD3 6AQ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Edinburgh · 59.8 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
2-bed · 1-bath · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,670–£10,530
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,910–£17,010
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history0d on marketno cuts yet
Strategy matrix
Council lease wins — -£201/mo · £33/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 | 7.76% | -£234 | £54,635 | -20.8% | Low | Feasible |
| Housing-benefit rent | 6.40% | -£381 | £54,635 | -35.8% | Med | Feasible |
| ⭐ Council lease | 7.76% | -£201 | £54,635 | -20.3% | Low | Feasible |
| Refurb & refinance | 7.76% | -£234 | £65,169 | -17.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £142,944 | -3% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Dundee and Angus · cap £613/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Dundee and Angus
- LHA monthly cap:
- £613
- 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
+£505/mo cash flow vs Rent it out if converted to Rent by the room
25.04% Return before costs on price converted vs 7.76% as-is
As-is Rent it out
Monthly profit-£48
Return before costs on price7.76%
Cash needed£40,648
If converted to Rent by the room
Monthly profit+£456
Return before costs on price25.04%
Cash needed£56,648
Δ vs Rent it out Monthly profit+£505
Show conversion detail
Cannot Rent by the room:Only 2 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Conversion cost estimate
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£36,646–£69,000full refurb + room split
⚠️ Capped at 60% of £115,000 asking (£69,000). Raw model: £42,690–£80,380. Verify with a surveyor before offering.
What's in this cost
- Kitchen£7,417–£14,834
- 1 × bathroom£4,893–£8,971
- Rewire£2,781–£4,867
- Replumb£2,086–£4,172
- Windows£6,953–£12,516
- Paint + decor£4,867–£9,039
- Flooring£7,649–£14,602
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£8,928
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,811
Exit costs
Projected sale price (5y · 2%/yr growth)£126,969
Capital gain (pre-CGT)£11,969
Sale costs (~2.5%)£3,174
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-£11,367
Rates as of Oct 2024
Acquisition costs
£54,635cash neededPurchase price£115,000
Deposit (25%)£28,750
Stamp duty+8% Additional Dwelling Supplement (ADS)£9,200
Refurb£11,960
Legal + survey£2,000
Mortgage fees£2,725
Total cash neededdeposit + costs (loan covers the rest)£54,635
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A superb first-floor flat with A private garden and large driveway.
This property is an ideal first-time buy, with well presented accommodation comprising 2 double bedrooms (with built-in wardrobes/storage), a lovely lounge, kitchen with oven/hob included, and a bathroom.
There is double glazing and gas central heating. The loft is partially floored, and the property has an alarm system.
Externally there is a good-sized private garden, and a large private driveway providin…
Floor plans
Listing metazoopla · Yopa
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£234
Cash needed
£55K
Return after costs
-5.14%
IRR
-6.44%
Loons Road, Dundee DD3
flat · 2 bed · 1 bath
£115,000
est £744 · 7.76% gross
EPC C
1 / 18
28/100
Marginal
7.76% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.76% Return before costs — above-market
Price
£115K
Return before costs
7.76%
est rent £744/monot enough comparablesRange £695–£796/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
C
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: £695–£796/mo · n=127
Financing
DepositYour cash in — the rest is the mortgage25% · £28,750
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 (£8,970–£16,744 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £86,250 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
-£234
after mortgage, operating costs & tax
Rent in£744/mo gross
£715/mo collected · £29/mo lost to voids
Where it goes
£467Mortgage£482Costs
Outgoings exceed rent — you top up £234/mo
Mortgage£467
Costs£482
Management£74
Maintenance£67
Insurance£20
CapEx reserve£37
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£234
Returns
Return before costs on price7.76%
Cash return on cash-5.14%
Gross margin£233
Cash needed£54,635
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.53
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Dundee and Angus · cap £613/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Dundee and Angus
- LHA monthly cap:
- £613
- 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 | £8,928 | £5,789 | £5,606 | £0 | £0 | -£2,467 | -£2,467 |
| Year 2 | £9,196 | £5,963 | £5,606 | £0 | £0 | -£2,373 | -£4,841 |
| Year 3 | £9,472 | £6,142 | £5,606 | £0 | £0 | -£2,276 | -£7,117 |
| Year 4 | £9,756 | £6,326 | £5,606 | £0 | £0 | -£2,176 | -£9,293 |
| Year 5 | £10,049 | £6,516 | £5,606 | £0 | £0 | -£2,074 | -£11,367 |
Rent by the room upside
What we verified
4206
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▾
EPCEnergy efficiency ratingC
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£1,121
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£11,367
Acquisition costs
25% deposit£28,750
Stamp duty£9,200
Refurb£11,960
Legal + survey£2,000
Mortgage + broker£2,725
Cash needed£54,635
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
A superb first-floor flat with A private garden and large driveway.
This property is an ideal first-time buy, with well presented accommodation comprising 2 double bedrooms (with built-in wardrobes/storage), a lovely lounge, kitchen with oven/hob included, and a bathroom.
There is double glazing and gas central heating. The loft is partially floored, and the property has an alarm system.
Externally there is a good-sized private garden, and a large private driveway providin…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice