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Year 5 disposal
⊞ View all 18
60/ 100
Solid
10.36% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 10.36% 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 −£120/mo — mildly negative — equity build may cover
- -4.7% 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
−£120/mo
You top up £120/mo
Price vs market
Above comparable sales
+35% vs 6 sold
Return · IRR
-4.7%/yr
Loses money over 5 years
Cash to get in
£43K
Deposit + fees + refurb
Price £85KReturn before costs on price 10.36%5-yr return on cash -11%Rent est. £734 (£689–£782)
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: £689–£782/mo · n=127
Financing
DepositYour cash in — the rest is the mortgage25% · £21,250
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 (£8,183–£15,275 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £63,750 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
-£120
after mortgage, operating costs & tax
Rent in£734/mo gross
£706/mo collected · £28/mo lost to voids
Where it goes
£345Mortgage£481Costs
Outgoings exceed rent — you top up £120/mo
Mortgage£345
Costs£481
Management£73
Maintenance£67
Insurance£20
CapEx reserve£37
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£120
Returns
Return before costs on price10.36%
Cash return on cash-3.34%
Gross margin£225
Cash needed£43,236
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.04
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 | £8,808 | £5,771 | £4,144 | £0 | £0 | -£1,107 | -£1,107 |
| Year 2 | £9,072 | £5,944 | £4,144 | £0 | £0 | -£1,016 | -£2,123 |
| Year 3 | £9,344 | £6,123 | £4,144 | £0 | £0 | -£922 | -£3,045 |
| Year 4 | £9,625 | £6,306 | £4,144 | £0 | £0 | -£825 | -£3,870 |
| Year 5 | £9,913 | £6,496 | £4,144 | £0 | £0 | -£726 | -£4,596 |
Disposal gain (gross)-£13,210
CGT£0
Net Disposal proceeds£91,501
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 cohortDD3 8BL · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Edinburgh · 60.6 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 · 624 sqft
£18k–£37k
£ per sqft
building cost only
£29–£59
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,368–£8,112
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,864–£13,104
Guide rates · UK May 2026
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 — -£88/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 | 10.36% | -£120 | £43,236 | -10.6% | Low | Feasible |
| Housing-benefit rent | 8.65% | -£259 | £43,236 | -28.3% | Med | Feasible |
| ⭐ Council lease | 10.36% | -£88 | £43,236 | -9.9% | Low | Feasible |
| Refurb & refinance | 10.36% | -£120 | £51,850 | -8.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £109,075 | -7% | 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
+£502/mo cash flow vs Rent it out if converted to Rent by the room
33.88% Return before costs on price converted vs 10.36% as-is
As-is Rent it out
Monthly profit+£49
Return before costs on price10.36%
Cash needed£33,148
If converted to Rent by the room
Monthly profit+£551
Return before costs on price33.88%
Cash needed£49,148
Δ vs Rent it out Monthly profit+£502
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
£27,020–£51,000full refurb + room split
⚠️ Capped at 60% of £85,000 asking (£51,000). Raw model: £36,180–£68,290. Verify with a surveyor before offering.
What's in this cost
- Kitchen£6,452–£12,905
- 1 × bathroom£4,257–£7,804
- Rewire£1,864–£3,262
- Replumb£1,398–£2,796
- Windows£4,660–£8,388
- Paint + decor£3,262–£6,058
- Flooring£5,126–£9,786
Comparables
sold within 0.5 miWide · CV 12.3%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score10 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Tax treatment
Annual gross rent£8,808
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,446
Exit costs
Projected sale price (5y · 2%/yr growth)£93,847
Capital gain (pre-CGT)£8,847
Sale costs (~2.5%)£2,346
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-£4,596
Rates as of Oct 2024
Acquisition costs
£43,236cash neededPurchase price£85,000
Deposit (25%)£21,250
Stamp duty+8% Additional Dwelling Supplement (ADS)£6,800
Refurb£10,911
Legal + survey£2,000
Mortgage fees£2,275
Total cash neededdeposit + costs (loan covers the rest)£43,236
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Well-Presented Two-Bedroom Ground-Floor Flat Offering Comfortable and Convenient Living
This attractive two-bedroom ground-floor flat provides well-proportioned accommodation and represents an excellent opportunity for first-time buyers, downsizers or investors.
The convenient ground-floor position offers easy access, while the practical layout provides comfortable space for everyday living. Two bedrooms give buyers valuable flexibility, with the second room equally suited…
Floor plans
Nearby active comparables20 rentals · 5 deals
Comparable rentals
DD3 · same beds + typeMedian nearby: £750/mo · 20 of 20 already let+£16 vs our est
- Clepington Road, City Centre, Dundee,…Let2b£925/moMay 2026
- Ann Street, Dundee, DD3Let2b£700/moMay 2026
- 189 (3f1) Clepington RoadLet2b£935/moMay 2026
- Clepington Road, DundeeLet2b£935/moMay 2026
- Court St North, Dundee, DD3Let2b£950/moMay 2026
- Ann Street, City CentreLet2b£700/moMay 2026
- Canning Street, Dundee, DD3Let2b£825/moMay 2026
- Arklay Street, DundeeLet2b£650/moMay 2026
- Provost Road, Dundee, DD3Let2b£750/moMay 2026
- Dens Road, DUNDEE, DD3Let2b£595/moMay 2026
- Arklay Street, DUNDEE, DD3Let2b£750/moMay 2026
- 72 Arklay Street, Dundee, Dundee and…Let2b£850/moMay 2026
- Charlotte Close, Dundee, DD3Let2b£800/moMay 2026
- Provost Road, Dundee, DD3Let2b£775/moMay 2026
- Strathmartine Road, Dundee DD3Let2b£745/moMay 2026
- Court St North, Dundee DD3Let2b£950/moMay 2026
- Tr Strathmartine Road, Dundee DD3Let2b£585/moMay 2026
- Provost Road, Dundee DD3Let2b£750/moMay 2026
- Brantwood Place, Dundee DD3Let2b£700/moMay 2026
- Caird Avenue, Dundee DD3Let2b£595/moMay 2026
Listing metazoopla · McIntyre Properties
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£120
Cash needed
£43K
Return after costs
-3.34%
IRR
-4.69%
Strathmartine Road, Dundee, 8 DD3
flat · 2 bed · 1 bath · 624 sqft
£85,000
est £734 · 10.36% gross
EPC D
1 / 18
60/100
Solid
10.36% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.36% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£85K
35% above sold comps
Return before costs
10.36%
est rent £734/monot enough comparablesRange £689–£782/mo (Q1–Q3)
Bedrooms
2
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: £689–£782/mo · n=127
Financing
DepositYour cash in — the rest is the mortgage25% · £21,250
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 (£8,183–£15,275 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £63,750 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
-£120
after mortgage, operating costs & tax
Rent in£734/mo gross
£706/mo collected · £28/mo lost to voids
Where it goes
£345Mortgage£481Costs
Outgoings exceed rent — you top up £120/mo
Mortgage£345
Costs£481
Management£73
Maintenance£67
Insurance£20
CapEx reserve£37
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£120
Returns
Return before costs on price10.36%
Cash return on cash-3.34%
Gross margin£225
Cash needed£43,236
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.04
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 | £8,808 | £5,771 | £4,144 | £0 | £0 | -£1,107 | -£1,107 |
| Year 2 | £9,072 | £5,944 | £4,144 | £0 | £0 | -£1,016 | -£2,123 |
| Year 3 | £9,344 | £6,123 | £4,144 | £0 | £0 | -£922 | -£3,045 |
| Year 4 | £9,625 | £6,306 | £4,144 | £0 | £0 | -£825 | -£3,870 |
| Year 5 | £9,913 | £6,496 | £4,144 | £0 | £0 | -£726 | -£4,596 |
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 miWide · CV 12.3%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£829
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£4,596
Acquisition costs
25% deposit£21,250
Stamp duty£6,800
Refurb£10,911
Legal + survey£2,000
Mortgage + broker£2,275
Cash needed£43,236
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
Well-Presented Two-Bedroom Ground-Floor Flat Offering Comfortable and Convenient Living
This attractive two-bedroom ground-floor flat provides well-proportioned accommodation and represents an excellent opportunity for first-time buyers, downsizers or investors.
The convenient ground-floor position offers easy access, while the practical layout provides comfortable space for everyday living. Two bedrooms give buyers valuable flexibility, with the second room equally suited…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice