-5.3% 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
−£160/mo
You top up £160/mo
Price
£95K
No local sold comps to compare
Return · IRR
-5.3%/yr
Loses money over 5 years
Cash to get in
£48K
Deposit + fees + refurb
Return before costson price9.28%5-yr return on cash -15%Rent est. £735 (£675–£800)
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).
Listing seen …
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
Buy-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: £675–£800/mo · n=128
Financing
DepositYour cash in — the rest is the mortgage25% · £23,750
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
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 £71,250 loan + £1,000 booking fee
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.
Total cash neededdeposit + costs (loan covers the rest)£47,735
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
sale by auction - 08 October 2026 - Timed Online Auction
prime investment 2 bed ground floor flat in watson street, aberdeen Potential for excellent rental yield and future capital growth. RICS qualified home report value of £130,000 The property offers a fantastic opportunity to acquire a well-proportioned Victorian home retaining a wealth of traditional character, complemented by a number of modern upgrades. Property comprises:- Entrance Hallway, Living Room, Two Bedroom…
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.28% Return before costs — above-market
Price
£95K
Return before costs
9.28%
est rent £735/monot enough comparablesRange £675–£800/mo (Q1–Q3)
Bedrooms
2
— bath
Energy rating
—
Energy rating
Deal flags1 issue
Auction
Guide price — assume +20-30% in the room
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
Buy-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: £675–£800/mo · n=128
Financing
DepositYour cash in — the rest is the mortgage25% · £23,750
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
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 £71,250 loan + £1,000 booking fee
Housing-benefit (LHA) scheme detailBRMA Aberdeen and Shire · cap £648/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
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
£8,820
£5,776
£4,631
£0
£0
-£1,587
-£1,587
Year 2
£9,085
£5,949
£4,631
£0
£0
-£1,495
-£3,082
Year 3
£9,357
£6,127
£4,631
£0
£0
-£1,401
-£4,484
Year 4
£9,638
£6,311
£4,631
£0
£0
-£1,304
-£5,788
Year 5
£9,927
£6,500
£4,631
£0
£0
-£1,205
-£6,993
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)2 bd
If converted
Gross Rent by the room yield—
What we verified
13 total
2407
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
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
Area3▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile3▾
Tenant profileBeds + postcode heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Sale typeGuide price — assume +20-30% in the roomAuction
Comparables
sold within 0.5 mi
Loading nearby sold…
Location & transport
Score 30/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£926
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£6,993
Acquisition costs
£48K
25% deposit£23,750
Stamp duty£7,600
Refurb£11,960
Legal + survey£2,000
Mortgage + broker£2,425
Cash needed£47,735
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyZoopla
sale by auction - 08 October 2026 - Timed Online Auction
prime investment 2 bed ground floor flat in watson street, aberdeen Potential for excellent rental yield and future capital growth. RICS qualified home report value of £130,000 The property offers a fantastic opportunity to acquire a well-proportioned Victorian home retaining a wealth of traditional character, complemented by a number of modern upgrades. Property comprises:- Entrance Hallway, Living Room, Two Bedroom…