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Year 5 disposal
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84/ 100
Strong
11.76% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Monthly profit +£612/mo from completion — the no.1 reason to invest
- 11.76% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.
- EPC band not stated — verify the certificate before offering (2030 MEES minimum is band C).
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£612/mo
Pays you every month, net of costs
Price
£255K
No local sold comps to compare
Return · IRR
6.0%/yr
Modest annualised return
Cash to get in
£115K
Deposit + fees + refurb
Return before costs on price 11.76%5-yr return on cash 41%Rent est. £2,500 (£1,904–£3,283)
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: £1,904–£3,283/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £63,750
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 (£16,215–£30,268 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £191,250 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 £200K–£400K
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
+£612
after mortgage, operating costs & tax
Rent in£2,500/mo gross
£2,404/mo collected · £96/mo lost to voids
Where it goes
£1,036Mortgage£613Costs£612Your profit
£612/mo left as profit · 25% of rent kept
Mortgage£1,036
Costs£613
Management£250
Maintenance£100
Insurance£28
CapEx reserve£125
Voids + council tax£6
Ltd co. accounts£104
Tax£144
Profit+£612
Returns
Return before costs on price11.76%
Cash return on cash6.38%
Gross margin£1,791
Cash needed£115,095
Monthly profit payback15y 9m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.32
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 | £30,000 | £7,354 | £12,431 | £0 | £1,941 | £8,274 | £8,274 |
| Year 2 | £30,900 | £7,575 | £12,431 | £0 | £2,070 | £8,824 | £17,098 |
| Year 3 | £31,827 | £7,802 | £12,431 | £0 | £2,203 | £9,391 | £26,489 |
| Year 4 | £32,782 | £8,036 | £12,431 | £0 | £2,340 | £9,975 | £36,463 |
| Year 5 | £33,765 | £8,277 | £12,431 | £0 | £2,481 | £10,576 | £47,039 |
Disposal gain (gross)-£27,018
CGT£0
Net Disposal proceeds£274,502
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 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 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
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 cohortG68 9DT · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Glasgow · 19.9 km
Reason
4-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
4-bed · 2-bath · 1170 sqft
£32k–£62k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£8,190–£15,210
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,870–£24,570
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 history0d on marketno cuts yet
Strategy matrix
Rent it out wins — +£612/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 | 11.76% | +£612 | £115,095 | 40.9% | Low | Feasible |
| Housing-benefit rent | 4.20% | -£607 | £115,095 | -26.5% | Med | Feasible |
| Council lease | 0.00% | -£1,268 | £115,095 | -66.9% | Low | Feasible |
| Refurb & refinance | 11.76% | +£612 | £136,493 | 34.5% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£232 | £310,168 | -0% | Med | Feasible |
| Rent by the room | 11.29% | -£164 | £115,095 | 3.7% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA North Lanarkshire · cap £893/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- North Lanarkshire
- LHA monthly cap:
- £893
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
-£659/mo cash flow vs Rent it out if converted to Rent by the room
11.29% Return before costs on price converted vs 11.76% as-is
As-is Rent it out
Monthly profit+£672
Return before costs on price11.76%
Cash needed£75,648
If converted to Rent by the room
Monthly profit+£13
Return before costs on price11.29%
Cash needed£91,648
Δ vs Rent it out Monthly profit-£659
Show conversion detail
Conversion cost estimate
£27,300
Range: £21,000 – £35,700
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£64,290–£118,390full refurb + room split
What's in this cost
- Kitchen£9,000–£18,000
- 2 × bathroom£12,000–£22,000
- Rewire£4,680–£8,190
- Replumb£3,510–£7,020
- Windows£11,700–£21,060
- Paint + decor£9,360–£16,380
- Flooring£14,040–£25,740
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£30,000
Section 24 credit£0
Annual tax due£1,941
Post-tax Monthly profit annual£7,120
Exit costs
Projected sale price (5y · 2%/yr growth)£281,541
Capital gain (pre-CGT)£26,541
Sale costs (~2.5%)£7,039
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£47,039
Rates as of Oct 2024
Acquisition costs
£115,095cash neededPurchase price£255,000
Deposit (25%)£63,750
Stamp duty+8% Additional Dwelling Supplement (ADS)£22,750
Refurb£21,620
Legal + survey£2,150
Mortgage fees£4,825
Total cash neededdeposit + costs (loan covers the rest)£115,095
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Village Estates are delighted to welcome to the market this stunning 4-bedroom detached villa situated in the much sought after Balloch area of Cumbernauld. The property comprises of a welcoming vestibule leading to a spacious lounge with access to a modern fitted kitchen which includes a generous range of base and wall mounted units with integrated oven, hob, hood, dishwasher and washing machine. The kitchen gives open access to a fabulous size garden room which leads to the…
Floor plans
Listing metazoopla · Village Estates Properties Limited
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
+£612
Cash needed
£115K
Return after costs
6.38%
IRR
5.99%
Binniehill Road, Cumbernauld G68
detached · 4 bed · 2 bath
£255,000
est £2,500 · 11.76% gross
1 / 28
84/100
Strong
11.76% — verify the rent + comps locally.
Monthly profit +£612/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
11.76% Return before costs — above-market
Price
£255K
Return before costs
11.76%
est rent £2,500/monot enough comparablesRange £1,904–£3,283/mo (Q1–Q3)
Bedrooms
4
2 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: £1,904–£3,283/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £63,750
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 (£16,215–£30,268 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £191,250 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 £200K–£400K
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
+£612
after mortgage, operating costs & tax
Rent in£2,500/mo gross
£2,404/mo collected · £96/mo lost to voids
Where it goes
£1,036Mortgage£613Costs£612Your profit
£612/mo left as profit · 25% of rent kept
Mortgage£1,036
Costs£613
Management£250
Maintenance£100
Insurance£28
CapEx reserve£125
Voids + council tax£6
Ltd co. accounts£104
Tax£144
Profit+£612
Returns
Return before costs on price11.76%
Cash return on cash6.38%
Gross margin£1,791
Cash needed£115,095
Monthly profit payback15y 9m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.32
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA North Lanarkshire · cap £893/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- North Lanarkshire
- LHA monthly cap:
- £893
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 | £30,000 | £7,354 | £12,431 | £0 | £1,941 | £8,274 | £8,274 |
| Year 2 | £30,900 | £7,575 | £12,431 | £0 | £2,070 | £8,824 | £17,098 |
| Year 3 | £31,827 | £7,802 | £12,431 | £0 | £2,203 | £9,391 | £26,489 |
| Year 4 | £32,782 | £8,036 | £12,431 | £0 | £2,340 | £9,975 | £36,463 |
| Year 5 | £33,765 | £8,277 | £12,431 | £0 | £2,481 | £10,576 | £47,039 |
Rent by the room upside
What we verified
5007
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▾
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 / 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£2,486
Annual rental tax£1,722
CGT yr 5£0 · company level
5y net total£47,039
Acquisition costs
25% deposit£63,750
Stamp duty£22,750
Refurb£21,620
Legal + survey£2,150
Mortgage + broker£4,825
Cash needed£115,095
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
Village Estates are delighted to welcome to the market this stunning 4-bedroom detached villa situated in the much sought after Balloch area of Cumbernauld. The property comprises of a welcoming vestibule leading to a spacious lounge with access to a modern fitted kitchen which includes a generous range of base and wall mounted units with integrated oven, hob, hood, dishwasher and washing machine. The kitchen gives open access to a fabulous size garden room which leads to the…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice