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Year 5 disposal
BMV -26%
⊞ View all 13
0/ 100
Weak
No rent data on file — verify locally before offering.
Why it works
- Priced below market -26% vs 12 nearby sold (last 12 mo) — instant equity
- EPC C — MEES compliant
Why to be cautious
- Auction lot — bridging-only finance, 28-day completion
- Floor area 376 sqft — small for the type
- Monthly profit −£533/mo — heavily negative — needs monthly capital injection
- 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
−£533/mo
You top up £533/mo
Price vs market
Below market value
-26% vs 12 sold · interior unseen
Return · IRR
—
Not modelled
Cash left in
£14K
Stays in after refinancing at value
Price £40KCash to buy £24K5-yr return on cash -137%
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £10,000
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 (£5,617–£10,485 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £30,000 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
-£533
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£163Mortgage£371Costs
Outgoings exceed rent — you top up £533/mo
Mortgage£163
Costs£371
Maintenance£67
Insurance£20
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£533
Returns
Return before costs on price0.00%
Cash return on cash-26.35%
Gross margin-£371
Cash needed£24,289
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
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 | £0 | £4,451 | £1,950 | £0 | £0 | -£6,400 | -£6,400 |
| Year 2 | £0 | £4,584 | £1,950 | £0 | £0 | -£6,534 | -£12,935 |
| Year 3 | £0 | £4,722 | £1,950 | £0 | £0 | -£6,672 | -£19,606 |
| Year 4 | £0 | £4,863 | £1,950 | £0 | £0 | -£6,813 | -£26,419 |
| Year 5 | £0 | £5,009 | £1,950 | £0 | £0 | -£6,959 | -£33,378 |
Disposal gain (gross)-£9,630
CGT£0
Net Disposal proceeds£43,059
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
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 cohortAB11 5AA · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Aberdeen · 2.2 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 · 376 sqft
£14k–£28k
£ per sqft
building cost only
£37–£75
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£2,632–£4,888
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£4,136–£7,896
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 — +£2,183/mo · £2,364/mo ahead of Housing-benefit rent
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 0.00% | -£533 | £24,289 | -137.4% | Low | Feasible |
| Housing-benefit rent | 14.22% | -£181 | £24,289 | -35.5% | Med | Feasible |
| ⭐ Council lease | 113.76% | +£2,183 | £24,289 | 574.5% | Low | Feasible |
| Refurb & refinance | 0.00% | -£533 | £29,285 | -114.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £55,685 | -16% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Aberdeen and Shire · cap £474/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Aberdeen and Shire
- LHA monthly cap:
- £474
- Scheme type:
- none
- Premium:
- +700% 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
+£1,053/mo cash flow vs Rent it out if converted to Rent by the room
72.00% Return before costs on price converted vs 0.00% as-is
As-is Rent it out
Monthly profit-£359
Return before costs on price0.00%
Cash needed£21,898
If converted to Rent by the room
Monthly profit+£694
Return before costs on price72.00%
Cash needed£37,898
Δ vs Rent it out Monthly profit+£1,053
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 miWide · CV 34.5%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Tax treatment
Annual gross rent£0
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£6,401
Exit costs
Projected sale price (5y · 2%/yr growth)£44,163
Capital gain (pre-CGT)£4,163
Sale costs (~2.5%)£1,104
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-£33,378
Rates as of Oct 2024
Acquisition costs
£24,289cash neededPurchase price£40,000
Deposit (25%)£10,000
Stamp duty+8% Additional Dwelling Supplement (ADS)£3,200
Refurb£7,489
Legal + survey£2,000
Mortgage fees£1,600
Total cash neededdeposit + costs (loan covers the rest)£24,289
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A one-bedroom second floor flat within Trinity House
A listed granite building on Aberdeen's Trinity Quay. The building dates from around 1890 and was converted into flats in the 1990s.
The property is accessed via a secure-entry communal hallway and stairwell. Internally, the accommodation comprises an entrance hallway, a living room with a sash window overlooking the quay, a kitchen fitted with a range of wall and base units, oven and hob, a double bedroom and a shower ro…
Floor plans
Listing metazoopla · Auction House Scotland
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£533
Cash needed
£24K
Return after costs
-26.35%
IRR
—
Flat 6, Trinity House, Trinity Quay, Aberdeen, Aberdeen City AB11
flat · 1 bed · 1 bath · 376 sqft
£40,000
EPC C
Priced below market
1 / 13
0/100
Marginal
No rent data — verify locally before offering.
Priced below market -26% vs 12 nearby sold (last 12 mo)
Price
£40K
26% below sold comps
Return before costs
—
rent unknown
Bedrooms
1
1 bath
Energy rating
C
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £10,000
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 (£5,617–£10,485 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £30,000 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
-£533
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£163Mortgage£371Costs
Outgoings exceed rent — you top up £533/mo
Mortgage£163
Costs£371
Maintenance£67
Insurance£20
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£533
Returns
Return before costs on price0.00%
Cash return on cash-26.35%
Gross margin-£371
Cash needed£24,289
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Aberdeen and Shire · cap £474/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Aberdeen and Shire
- LHA monthly cap:
- £474
- 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 | £0 | £4,451 | £1,950 | £0 | £0 | -£6,400 | -£6,400 |
| Year 2 | £0 | £4,584 | £1,950 | £0 | £0 | -£6,534 | -£12,935 |
| Year 3 | £0 | £4,722 | £1,950 | £0 | £0 | -£6,672 | -£19,606 |
| Year 4 | £0 | £4,863 | £1,950 | £0 | £0 | -£6,813 | -£26,419 |
| Year 5 | £0 | £5,009 | £1,950 | £0 | £0 | -£6,959 | -£33,378 |
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 miWide · CV 34.5%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£390
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£33,378
Acquisition costs
25% deposit£10,000
Stamp duty£3,200
Refurb£7,489
Legal + survey£2,000
Mortgage + broker£1,600
Cash needed£24,289
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 one-bedroom second floor flat within Trinity House
A listed granite building on Aberdeen's Trinity Quay. The building dates from around 1890 and was converted into flats in the 1990s.
The property is accessed via a secure-entry communal hallway and stairwell. Internally, the accommodation comprises an entrance hallway, a living room with a sash window overlooking the quay, a kitchen fitted with a range of wall and base units, oven and hob, a double bedroom and a shower ro…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice