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Year 5 disposal
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85/ 100
Strong
10.84% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 10.84% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- -0.2% 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.
- 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
+£30/mo
Barely breaks even each month
Price vs market
Above comparable sales
+34% vs 8 sold
Return · IRR
-0.2%/yr
Loses money over 5 years
Cash to get in
£58K
Deposit + fees + refurb
Price £125KReturn before costs on price 10.84%5-yr return on cash 10%Rent est. £1,129 (£1,046–£1,219)
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: £1,046–£1,219/mo · n=200
Financing
DepositYour cash in — the rest is the mortgage25% · £31,250
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 (£8,970–£16,744 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £93,750 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
+£30
after mortgage, operating costs & tax
Rent in£1,129/mo gross
£1,086/mo collected · £43/mo lost to voids
Where it goes
£508Mortgage£540Costs
£30/mo left as profit · 3% of rent kept
Mortgage£508
Costs£540
Management£113
Maintenance£67
Insurance£20
CapEx reserve£56
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax£7
Profit+£30
Returns
Return before costs on price10.84%
Cash return on cash0.63%
Gross margin£545
Cash needed£58,085
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.14
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 | £13,548 | £6,482 | £6,094 | £0 | £185 | £788 | £788 |
| Year 2 | £13,954 | £6,676 | £6,094 | £0 | £225 | £960 | £1,747 |
| Year 3 | £14,373 | £6,876 | £6,094 | £0 | £267 | £1,136 | £2,883 |
| Year 4 | £14,804 | £7,083 | £6,094 | £0 | £309 | £1,319 | £4,202 |
| Year 5 | £15,248 | £7,295 | £6,094 | £0 | £353 | £1,506 | £5,708 |
Disposal gain (gross)-£14,400
CGT£0
Net Disposal proceeds£134,560
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 cohortG31 3HA · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Glasgow · 4.6 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 — +£161/mo · £130/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 | 10.84% | +£30 | £58,085 | 9.8% | Low | Feasible |
| Housing-benefit rent | 8.14% | -£245 | £58,085 | -16.4% | Med | Feasible |
| ⭐ Council lease | 10.84% | +£161 | £58,085 | 20.3% | Low | Feasible |
| Refurb & refinance | 10.84% | +£30 | £69,119 | 8.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £153,744 | -2% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Greater Glasgow · cap £848/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Greater Glasgow
- LHA monthly cap:
- £848
- 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
+£242/mo cash flow vs Rent it out if converted to Rent by the room
23.04% Return before costs on price converted vs 10.84% as-is
As-is Rent it out
Monthly profit+£182
Return before costs on price10.84%
Cash needed£43,148
If converted to Rent by the room
Monthly profit+£425
Return before costs on price23.04%
Cash needed£59,148
Δ vs Rent it out Monthly profit+£242
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
£46,200
Range: £39,900 – £54,600
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£40,504–£75,000full refurb + room split
⚠️ Capped at 60% of £125,000 asking (£75,000). Raw model: £44,970–£83,270. Verify with a surveyor before offering.
What's in this cost
- Kitchen£8,106–£16,212
- 1 × bathroom£5,404–£9,908
- Rewire£2,918–£5,107
- Replumb£2,189–£4,377
- Windows£7,296–£13,132
- Paint + decor£5,836–£10,214
- Flooring£8,755–£16,050
Comparables
sold within 0.5 miWide · CV 39.2%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£13,548
Section 24 credit£0
Annual tax due£185
Post-tax Monthly profit annual£266
Exit costs
Projected sale price (5y · 2%/yr growth)£138,010
Capital gain (pre-CGT)£13,010
Sale costs (~2.5%)£3,450
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£5,708
Rates as of Oct 2024
Acquisition costs
£58,085cash neededPurchase price£125,000
Deposit (25%)£31,250
Stamp duty+8% Additional Dwelling Supplement (ADS)£10,000
Refurb£11,960
Legal + survey£2,000
Mortgage fees£2,875
Total cash neededdeposit + costs (loan covers the rest)£58,085
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Armadale Path, Dennistoun, Glasgow, City Of Glasgow, G31 3Ha
Ideally positioned within the popular Dennistoun area, this impressive 2-bedroom flat on Armadale Path offers well-proportioned accommodation, excellent presentation throughout and a practical layout suited to a range of buyers. Presented in true walk-in condition, the property combines comfortable living space with a modern finish and a highly convenient location.
The building benefits from secure door entry and…
Floor plans
Listing metazoopla · Harbor Property
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
+£30
Cash needed
£58K
Return after costs
0.63%
IRR
-0.23%
Armadale Path, Dennistoun, Glasgow, City Of Glasgow G31
flat · 2 bed · 1 bath
£125,000
est £1,129 · 10.84% gross
1 / 14
85/100
Strong
10.84% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.84% Return before costs — above-market
Price
£125K
34% above sold comps
Return before costs
10.84%
est rent £1,129/monot enough comparablesRange £1,046–£1,219/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: £1,046–£1,219/mo · n=200
Financing
DepositYour cash in — the rest is the mortgage25% · £31,250
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 (£8,970–£16,744 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £93,750 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
+£30
after mortgage, operating costs & tax
Rent in£1,129/mo gross
£1,086/mo collected · £43/mo lost to voids
Where it goes
£508Mortgage£540Costs
£30/mo left as profit · 3% of rent kept
Mortgage£508
Costs£540
Management£113
Maintenance£67
Insurance£20
CapEx reserve£56
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax£7
Profit+£30
Returns
Return before costs on price10.84%
Cash return on cash0.63%
Gross margin£545
Cash needed£58,085
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.14
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Greater Glasgow · cap £848/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Greater Glasgow
- LHA monthly cap:
- £848
- 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 | £13,548 | £6,482 | £6,094 | £0 | £185 | £788 | £788 |
| Year 2 | £13,954 | £6,676 | £6,094 | £0 | £225 | £960 | £1,747 |
| Year 3 | £14,373 | £6,876 | £6,094 | £0 | £267 | £1,136 | £2,883 |
| Year 4 | £14,804 | £7,083 | £6,094 | £0 | £309 | £1,319 | £4,202 |
| Year 5 | £15,248 | £7,295 | £6,094 | £0 | £353 | £1,506 | £5,708 |
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 39.2%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,219
Annual rental tax£86
CGT yr 5£0 · company level
5y net total£5,708
Acquisition costs
25% deposit£31,250
Stamp duty£10,000
Refurb£11,960
Legal + survey£2,000
Mortgage + broker£2,875
Cash needed£58,085
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
Armadale Path, Dennistoun, Glasgow, City Of Glasgow, G31 3Ha
Ideally positioned within the popular Dennistoun area, this impressive 2-bedroom flat on Armadale Path offers well-proportioned accommodation, excellent presentation throughout and a practical layout suited to a range of buyers. Presented in true walk-in condition, the property combines comfortable living space with a modern finish and a highly convenient location.
The building benefits from secure door entry and…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice