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Year 5 disposal
⊞ View all 19
21/ 100
Weak
7.08% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.08% return before costs — above-market
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£240/mo — significantly negative — real recurring drain
- -5.5% 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
−£240/mo
You top up £240/mo
Price
£149K
No local sold comps to compare
Return · IRR
-5.5%/yr
Loses money over 5 years
Cash to get in
£67K
Deposit + fees + refurb
Return before costs on price 7.08%5-yr return on cash -16%Rent est. £879 (£801–£965)
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
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: £801–£965/mo · n=156
Financing
DepositYour cash in — the rest is the mortgage25% · £37,250
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£9,074–£16,937 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £111,750 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
-£240
after mortgage, operating costs & tax
Rent in£879/mo gross
£845/mo collected · £34/mo lost to voids
Where it goes
£582Mortgage£503Costs
Outgoings exceed rent — you top up £240/mo
Mortgage£582
Costs£503
Management£88
Maintenance£67
Insurance£20
CapEx reserve£44
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£240
Returns
Return before costs on price7.08%
Cash return on cash-4.32%
Gross margin£342
Cash needed£66,583
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.40
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 | £10,548 | £6,035 | £6,984 | £0 | £0 | -£2,471 | -£2,471 |
| Year 2 | £10,864 | £6,216 | £6,984 | £0 | £0 | -£2,336 | -£4,807 |
| Year 3 | £11,190 | £6,402 | £6,984 | £0 | £0 | -£2,196 | -£7,003 |
| Year 4 | £11,526 | £6,594 | £6,984 | £0 | £0 | -£2,053 | -£9,056 |
| Year 5 | £11,872 | £6,792 | £6,984 | £0 | £0 | -£1,905 | -£10,960 |
Disposal gain (gross)-£14,703
CGT£0
Net Disposal proceeds£160,395
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand C
MEES 2030 compliance
C required for new tenancies
PASS
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
Critical
Lender impact
Top-floor / penthouse listing — building almost certainly > 11 m. Must have EWS1 or PAS 9980 to be mortgageable; verify with vendor.
Most lenders refuse
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 cohortG42 9DR · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Glasgow · 5.4 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
1-bed · 1-bath · 710 sqft
£20k–£39k
£ per sqft
building cost only
£28–£56
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,970–£9,230
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£7,810–£14,910
Guide rates · UK May 2026
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 — -£113/mo · £127/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 | 7.08% | -£240 | £66,583 | -16.5% | Low | Feasible |
| Housing-benefit rent | 5.58% | -£436 | £66,583 | -33.4% | Med | Feasible |
| ⭐ Council lease | 7.08% | -£113 | £66,583 | -7.6% | Low | Feasible |
| Refurb & refinance | 7.08% | -£240 | £78,872 | -13.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £179,937 | -0% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Greater Glasgow · cap £693/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Greater Glasgow
- LHA monthly cap:
- £693
- 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
+£420/mo cash flow vs Rent it out if converted to Rent by the room
19.33% Return before costs on price converted vs 7.08% as-is
As-is Rent it out
Monthly profit-£72
Return before costs on price7.08%
Cash needed£49,148
If converted to Rent by the room
Monthly profit+£349
Return before costs on price19.33%
Cash needed£65,148
Δ vs Rent it out Monthly profit+£420
Show conversion detail
Cannot Rent by the room:Only 1 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
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£10,548
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,877
Exit costs
Projected sale price (5y · 2%/yr growth)£164,508
Capital gain (pre-CGT)£15,508
Sale costs (~2.5%)£4,113
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-£10,960
Rates as of Oct 2024
Acquisition costs
£66,583cash neededPurchase price£149,000
Deposit (25%)£37,250
Stamp duty+8% Additional Dwelling Supplement (ADS)£12,000
Refurb£12,098
Legal + survey£2,000
Mortgage fees£3,235
Total cash neededdeposit + costs (loan covers the rest)£66,583
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Occupying a highly desirable top floor position within an attractive red sandstone tenement, this traditional one bedroom apartment offers bright and spacious accommodation, impressive period character and an exceptionally convenient setting in the heart of Mount Florida. Ideally positioned less than 0.1 miles from Mount Florida Railway Station, the property is perfectly placed for enjoying the many amenities and attractions of Glasgow’s vibrant Southside.
Dating from the ea…
Floor plans
Listing metazoopla · Clyde Property, Shawlands
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£240
Cash needed
£67K
Return after costs
-4.32%
IRR
-5.46%
44 Bolton Drive, Flat 3/2, Mount Florida, Glasgow G42
flat · 1 bed · 1 bath · 710 sqft
£149,000
est £879 · 7.08% gross
EPC C
1 / 19
21/100
Marginal
7.08% — verify the rent + comps locally.
7.08% Return before costs — above-market
Price
£149K
Return before costs
7.08%
est rent £879/monot enough comparablesRange £801–£965/mo (Q1–Q3)
Bedrooms
1
1 bath
Energy rating
C
Energy rating
Run the numbers
What-if calculator
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: £801–£965/mo · n=156
Financing
DepositYour cash in — the rest is the mortgage25% · £37,250
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£9,074–£16,937 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £111,750 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
-£240
after mortgage, operating costs & tax
Rent in£879/mo gross
£845/mo collected · £34/mo lost to voids
Where it goes
£582Mortgage£503Costs
Outgoings exceed rent — you top up £240/mo
Mortgage£582
Costs£503
Management£88
Maintenance£67
Insurance£20
CapEx reserve£44
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£240
Returns
Return before costs on price7.08%
Cash return on cash-4.32%
Gross margin£342
Cash needed£66,583
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.40
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Greater Glasgow · cap £693/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Greater Glasgow
- LHA monthly cap:
- £693
- 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 | £10,548 | £6,035 | £6,984 | £0 | £0 | -£2,471 | -£2,471 |
| Year 2 | £10,864 | £6,216 | £6,984 | £0 | £0 | -£2,336 | -£4,807 |
| Year 3 | £11,190 | £6,402 | £6,984 | £0 | £0 | -£2,196 | -£7,003 |
| Year 4 | £11,526 | £6,594 | £6,984 | £0 | £0 | -£2,053 | -£9,056 |
| Year 5 | £11,872 | £6,792 | £6,984 | £0 | £0 | -£1,905 | -£10,960 |
Rent by the room upside
What we verified
4206
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▾
EPCEnergy efficiency ratingC
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,397
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£10,960
Acquisition costs
25% deposit£37,250
Stamp duty£12,000
Refurb£12,098
Legal + survey£2,000
Mortgage + broker£3,235
Cash needed£66,583
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
Occupying a highly desirable top floor position within an attractive red sandstone tenement, this traditional one bedroom apartment offers bright and spacious accommodation, impressive period character and an exceptionally convenient setting in the heart of Mount Florida. Ideally positioned less than 0.1 miles from Mount Florida Railway Station, the property is perfectly placed for enjoying the many amenities and attractions of Glasgow’s vibrant Southside.
Dating from the ea…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice