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Year 5 disposal
BMV -22%
⊞ View all 16
60/ 100
Solid
14.20% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 14.20% return before costs — above-market
- Priced below market -22% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Auction lot — bridging-only finance, 28-day completion
- Monthly profit −£12/mo — mildly negative — equity build may cover
- -2.9% 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
−£12/mo
You top up £12/mo
Price vs market
Below market value
-22% vs 12 sold · interior unseen
Return · IRR
-2.9%/yr
Loses money over 5 years
Cash left in
£13K
Stays in after refinancing at value
Price £65KCash to buy £27KReturn before costs on price 14.20%5-yr return on cash 6%Rent est. £769 (£725–£816)
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: £725–£816/mo · n=129
Financing
DepositYour cash in — the rest is the mortgage25% · £16,250
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 (£1,125–£2,100 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £48,750 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
-£12
after mortgage, operating costs & tax
Rent in£769/mo gross
£739/mo collected · £30/mo lost to voids
Where it goes
£264Mortgage£488Costs
Outgoings exceed rent — you top up £12/mo
Mortgage£264
Costs£488
Management£77
Maintenance£67
Insurance£20
CapEx reserve£38
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£12
Returns
Return before costs on price14.20%
Cash return on cash-0.55%
Gross margin£252
Cash needed£26,925
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.80
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 | £9,228 | £5,851 | £3,169 | £0 | £40 | £168 | £168 |
| Year 2 | £9,505 | £6,027 | £3,169 | £0 | £59 | £250 | £418 |
| Year 3 | £9,790 | £6,208 | £3,169 | £0 | £79 | £335 | £753 |
| Year 4 | £10,084 | £6,394 | £3,169 | £0 | £99 | £422 | £1,175 |
| Year 5 | £10,386 | £6,586 | £3,169 | £0 | £120 | £512 | £1,687 |
Disposal gain (gross)-£3,729
CGT£0
Net Disposal proceeds£69,971
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
Building condition
Energy ratingUnknown
EPC& 2030 deadlineEPC register
EPC band not available in the listing. The 2030 MEES minimum is band C — verify the certificate before offering.
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 cohortAB11 6ED · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Aberdeen · 2.6 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 · 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 — +£19/mo · £31/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 | 14.20% | -£12 | £26,925 | 6.3% | Low | Feasible |
| Housing-benefit rent | 11.96% | -£154 | £26,925 | -21.1% | Med | Feasible |
| ⭐ Council lease | 14.20% | +£19 | £26,925 | 7.4% | Low | Feasible |
| Refurb & refinance | 14.20% | -£12 | £30,775 | 5.5% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £74,300 | 3% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Aberdeen and Shire · cap £648/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Aberdeen and Shire
- LHA monthly cap:
- £648
- 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
+£479/mo cash flow vs Rent it out if converted to Rent by the room
44.31% Return before costs on price converted vs 14.20% as-is
As-is Rent it out
Monthly profit+£136
Return before costs on price14.20%
Cash needed£28,148
If converted to Rent by the room
Monthly profit+£615
Return before costs on price44.31%
Cash needed£44,148
Δ vs Rent it out Monthly profit+£479
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
£39,000
Range: £33,150 – £44,850
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£20,713–£39,000full refurb + room split
⚠️ Capped at 60% of £65,000 asking (£39,000). Raw model: £42,690–£80,380. Verify with a surveyor before offering.
What's in this cost
- Kitchen£4,192–£8,384
- 1 × bathroom£2,766–£5,070
- Rewire£1,572–£2,751
- Replumb£1,179–£2,358
- Windows£3,930–£7,074
- Paint + decor£2,751–£5,109
- Flooring£4,323–£8,253
Comparables
sold within 0.5 miWide · CV 53.8%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Tax treatment
Annual gross rent£9,228
Section 24 credit£0
Annual tax due£40
Post-tax Monthly profit annual-£187
Exit costs
Projected sale price (5y · 2%/yr growth)£71,765
Capital gain (pre-CGT)£6,765
Sale costs (~2.5%)£1,794
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£1,687
Rates as of Oct 2024
Acquisition costs
£26,925cash neededPurchase price£65,000
Deposit (25%)£16,250
Stamp duty+8% Additional Dwelling Supplement (ADS)£5,200
Refurb£1,500
Legal + survey£2,000
Mortgage fees£1,975
Total cash neededdeposit + costs (loan covers the rest)£26,925
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
• Prime new listing. We are excited to present this turnkey investment opportunity: Tenanted two-bedroom flat located within a prime location in Aberdeen.
• Sales Evidence: 66, Bon Accord Street, Aberdeen, AB11 6EE sold for £85,000 in Aug 2025; 44, Bon Accord Street, Aberdeen, AB11 6EA sold for £80,000 in Jul 2025; 7, Bon Accord Street Lane, Aberdeen, AB11 6JD sold for £81,300 in Jul 2025
• Currently occupied with a rental income of £700pcm (£8,400 per annum), this is a…
Floor plans
Nearby active comparables5 deals
Comparable rentals
AB11 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metazoopla · Prime Property Auctions
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£12
Cash needed
£27K
Return after costs
-0.55%
IRR
-2.91%
Bon Accord Street, Aberdeen AB11
flat · 2 bed · 1 bath
£65,000
est £769 · 14.20% gross
Priced below market
1 / 16
60/100
Solid
14.20% — verify the rent + comps locally.
Priced below market -22% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
14.20% Return before costs — above-market
Price
£65K
22% below sold comps
Return before costs
14.20%
est rent £769/monot enough comparablesRange £725–£816/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
—
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: £725–£816/mo · n=129
Financing
DepositYour cash in — the rest is the mortgage25% · £16,250
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 (£1,125–£2,100 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £48,750 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
-£12
after mortgage, operating costs & tax
Rent in£769/mo gross
£739/mo collected · £30/mo lost to voids
Where it goes
£264Mortgage£488Costs
Outgoings exceed rent — you top up £12/mo
Mortgage£264
Costs£488
Management£77
Maintenance£67
Insurance£20
CapEx reserve£38
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£12
Returns
Return before costs on price14.20%
Cash return on cash-0.55%
Gross margin£252
Cash needed£26,925
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.80
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Aberdeen and Shire · cap £648/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Aberdeen and Shire
- LHA monthly cap:
- £648
- 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 | £9,228 | £5,851 | £3,169 | £0 | £40 | £168 | £168 |
| Year 2 | £9,505 | £6,027 | £3,169 | £0 | £59 | £250 | £418 |
| Year 3 | £9,790 | £6,208 | £3,169 | £0 | £79 | £335 | £753 |
| Year 4 | £10,084 | £6,394 | £3,169 | £0 | £99 | £422 | £1,175 |
| Year 5 | £10,386 | £6,586 | £3,169 | £0 | £120 | £512 | £1,687 |
Rent by the room upside
What we verified
3207
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▾
EPCPostcode estimate — check the registerNot stated on the listing
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 53.8%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£634
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£1,687
Acquisition costs
25% deposit£16,250
Stamp duty£5,200
Refurb£1,500
Legal + survey£2,000
Mortgage + broker£1,975
Cash needed£26,925
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
• Prime new listing. We are excited to present this turnkey investment opportunity: Tenanted two-bedroom flat located within a prime location in Aberdeen.
• Sales Evidence: 66, Bon Accord Street, Aberdeen, AB11 6EE sold for £85,000 in Aug 2025; 44, Bon Accord Street, Aberdeen, AB11 6EA sold for £80,000 in Jul 2025; 7, Bon Accord Street Lane, Aberdeen, AB11 6JD sold for £81,300 in Jul 2025
• Currently occupied with a rental income of £700pcm (£8,400 per annum), this is a…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice