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Year 5 disposal
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23/ 100
Weak
6.32% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£137/mo — mildly negative — equity build may cover
- -3.1% 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
−£137/mo
You top up £137/mo
Price
£325K
No local sold comps to compare
Return · IRR
-3.1%/yr
Loses money over 5 years
Cash to get in
£123K
Deposit + fees + refurb
Return before costs on price 6.32%5-yr return on cash 0%Rent est. £1,713 (£1,471–£1,995)
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: £1,471–£1,995/mo · n=14
Financing
DepositYour cash in — the rest is the mortgage25% · £81,250
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 (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £243,750 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£137
after mortgage, operating costs & tax
Rent in£1,713/mo gross
£1,647/mo collected · £66/mo lost to voids
Where it goes
£1,320Mortgage£463Costs
Outgoings exceed rent — you top up £137/mo
Mortgage£1,320
Costs£463
Management£171
Maintenance£67
Insurance£28
CapEx reserve£86
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£137
Returns
Return before costs on price6.32%
Cash return on cash-1.34%
Gross margin£1,184
Cash needed£122,625
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.25
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 | £20,556 | £5,562 | £15,844 | £0 | £0 | -£850 | -£850 |
| Year 2 | £21,173 | £5,729 | £15,844 | £0 | £0 | -£400 | -£1,249 |
| Year 3 | £21,808 | £5,901 | £15,844 | £0 | £12 | £51 | -£1,198 |
| Year 4 | £22,462 | £6,078 | £15,844 | £0 | £103 | £438 | -£760 |
| Year 5 | £23,136 | £6,260 | £15,844 | £0 | £196 | £836 | £76 |
Disposal gain (gross)-£10,644
CGT£0
Net Disposal proceeds£349,856
What we verified
What we verified
31083 ok · 1 caution · 0 fail · 8 unknown
Legal & planning
LeaseholdUnknown
Tenure & planningUnknown
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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 cohortG76 7SF · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Glasgow · 9.2 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 history0d on marketno cuts yet
Strategy matrix
Rent it out wins — -£137/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 | 6.32% | -£137 | £122,625 | 0.1% | Low | Feasible |
| Housing-benefit rent | 3.57% | -£806 | £122,625 | -34.0% | Med | Feasible |
| Council lease | 3.57% | -£601 | £122,625 | -27.2% | Low | Feasible |
| Refurb & refinance | 6.32% | -£137 | £139,475 | 0.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£199 | £361,100 | 7% | Med | Feasible |
| Rent by the room | 6.65% | -£728 | £122,625 | -26.5% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Greater Glasgow · cap £967/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Greater Glasgow
- LHA monthly cap:
- £967
- Scheme type:
- PSL
- Premium:
- +0% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
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
-£175/mo cash flow vs Rent it out if converted to Rent by the room
8.86% Return before costs on price converted vs 6.32% as-is
As-is Rent it out
Monthly profit-£82
Return before costs on price6.32%
Cash needed£93,148
If converted to Rent by the room
Monthly profit-£257
Return before costs on price8.86%
Cash needed£109,148
Δ vs Rent it out Monthly profit-£175
Show conversion detail
Conversion cost estimate
£50,400
Range: £44,100 – £58,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£51,630–£95,330full refurb + room split
What's in this cost
- Kitchen£9,000–£18,000
- 1 × bathroom£6,000–£11,000
- Rewire£3,960–£6,930
- Replumb£2,970–£5,940
- Windows£9,900–£17,820
- Paint + decor£7,920–£13,860
- Flooring£11,880–£21,780
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£20,556
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,640
Exit costs
Projected sale price (5y · 2%/yr growth)£358,826
Capital gain (pre-CGT)£33,826
Sale costs (~2.5%)£8,971
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£76
Rates as of Oct 2024
Acquisition costs
£122,625cash neededPurchase price£325,000
Deposit (25%)£81,250
Stamp duty+8% Additional Dwelling Supplement (ADS)£31,850
Refurb£1,500
Legal + survey£2,150
Mortgage fees£5,875
Total cash neededdeposit + costs (loan covers the rest)£122,625
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A truly impressive semi-detached home set within one of Clarkston's more desirable post codes and delivering an extended layout which effectively enhances the level of family accommodation.
Located in a sought-after residential area whilst capturing a striking outlook towards the Campsie Fells, this charming semi-detached house has been hugely enhanced by virtue of a rear-width extension, and now offers additional living space and a highly practical, family-friendly dining k…
Floor plans
Listing metazoopla · Clyde Property, Clarkston
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£137
Cash needed
£123K
Return after costs
-1.34%
IRR
-3.15%
Campsie Gardens, Clarkston, Glasgow, East Renfrewshire G76
semi_detached · 3 bed · 1 bath
£325,000
est £1,713 · 6.32% gross
EPC D
1 / 32
23/100
Marginal
6.32% — verify the rent + comps locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£325K
Return before costs
6.32%
est rent £1,713/monot enough comparablesRange £1,471–£1,995/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
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: £1,471–£1,995/mo · n=14
Financing
DepositYour cash in — the rest is the mortgage25% · £81,250
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 (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £243,750 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£137
after mortgage, operating costs & tax
Rent in£1,713/mo gross
£1,647/mo collected · £66/mo lost to voids
Where it goes
£1,320Mortgage£463Costs
Outgoings exceed rent — you top up £137/mo
Mortgage£1,320
Costs£463
Management£171
Maintenance£67
Insurance£28
CapEx reserve£86
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£137
Returns
Return before costs on price6.32%
Cash return on cash-1.34%
Gross margin£1,184
Cash needed£122,625
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.25
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Greater Glasgow · cap £967/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Greater Glasgow
- LHA monthly cap:
- £967
- Scheme type:
- PSL
- Premium:
- +0% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
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 | £20,556 | £5,562 | £15,844 | £0 | £0 | -£850 | -£850 |
| Year 2 | £21,173 | £5,729 | £15,844 | £0 | £0 | -£400 | -£1,249 |
| Year 3 | £21,808 | £5,901 | £15,844 | £0 | £12 | £51 | -£1,198 |
| Year 4 | £22,462 | £6,078 | £15,844 | £0 | £103 | £438 | -£760 |
| Year 5 | £23,136 | £6,260 | £15,844 | £0 | £196 | £836 | £76 |
Rent by the room upside
What we verified
4107
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeUnknown
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£3,169
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£76
Acquisition costs
25% deposit£81,250
Stamp duty£31,850
Refurb£1,500
Legal + survey£2,150
Mortgage + broker£5,875
Cash needed£122,625
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 truly impressive semi-detached home set within one of Clarkston's more desirable post codes and delivering an extended layout which effectively enhances the level of family accommodation.
Located in a sought-after residential area whilst capturing a striking outlook towards the Campsie Fells, this charming semi-detached house has been hugely enhanced by virtue of a rear-width extension, and now offers additional living space and a highly practical, family-friendly dining k…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice