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Year 5 disposal
⊞ View all 20
9/ 100
Weak
5.91% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£382/mo — significantly negative — real recurring drain
- -7.2% 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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£382/mo
You top up £382/mo
Price
£179K
No local sold comps to compare
Return · IRR
-7.2%/yr
Loses money over 5 years
Cash to get in
£78K
Deposit + fees + refurb
Return before costs on price 5.91%5-yr return on cash -25%Rent est. £882 (£811–£959)
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: £811–£959/mo · n=153
Financing
DepositYour cash in — the rest is the mortgage25% · £44,750
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 (£9,518–£17,767 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £134,250 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
-£382
after mortgage, operating costs & tax
Rent in£882/mo gross
£848/mo collected · £34/mo lost to voids
Where it goes
£727Mortgage£503Costs
Outgoings exceed rent — you top up £382/mo
Mortgage£727
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−£382
Returns
Return before costs on price5.91%
Cash return on cash-5.87%
Gross margin£345
Cash needed£78,126
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.17
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 | £10,584 | £6,040 | £8,726 | £0 | £0 | -£4,182 | -£4,182 |
| Year 2 | £10,902 | £6,221 | £8,726 | £0 | £0 | -£4,046 | -£8,228 |
| Year 3 | £11,229 | £6,408 | £8,726 | £0 | £0 | -£3,906 | -£12,134 |
| Year 4 | £11,565 | £6,600 | £8,726 | £0 | £0 | -£3,761 | -£15,895 |
| Year 5 | £11,912 | £6,798 | £8,726 | £0 | £0 | -£3,612 | -£19,507 |
Disposal gain (gross)-£16,001
CGT£0
Net Disposal proceeds£192,690
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 cohortG42 9DP · 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 · 753 sqft
£21k–£41k
£ per sqft
building cost only
£28–£54
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,271–£9,789
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,283–£15,813
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 — -£255/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 | 5.91% | -£382 | £78,126 | -25.0% | Low | Feasible |
| Housing-benefit rent | 4.65% | -£581 | £78,126 | -39.6% | Med | Feasible |
| ⭐ Council lease | 5.91% | -£255 | £78,126 | -17.4% | Low | Feasible |
| Refurb & refinance | 5.91% | -£382 | £92,152 | -21.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £213,767 | 1% | 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
+£440/mo cash flow vs Rent it out if converted to Rent by the room
16.09% Return before costs on price converted vs 5.91% as-is
As-is Rent it out
Monthly profit-£186
Return before costs on price5.91%
Cash needed£56,648
If converted to Rent by the room
Monthly profit+£254
Return before costs on price16.09%
Cash needed£72,648
Δ vs Rent it out Monthly profit+£440
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£10,584
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£4,589
Exit costs
Projected sale price (5y · 2%/yr growth)£197,630
Capital gain (pre-CGT)£18,630
Sale costs (~2.5%)£4,941
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-£19,507
Rates as of Oct 2024
Acquisition costs
£78,126cash neededPurchase price£179,000
Deposit (25%)£44,750
Stamp duty+8% Additional Dwelling Supplement (ADS)£15,000
Refurb£12,691
Legal + survey£2,000
Mortgage fees£3,685
Total cash neededdeposit + costs (loan covers the rest)£78,126
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Occupying a highly sought after third floor position within a handsome red sandstone tenement, this stylish and generously proportioned one bedroom apartment enjoys an enviable setting on the ever popular Clincart Road in the heart of Mount Florida. Perfectly positioned immediately beside Mount Florida Rail Station and with Queen’s Park virtually on the doorstep, the property offers an excellent opportunity for first time buyers, city professionals or those seeking to enjoy t…
Floor plans
Listing metazoopla · Clyde Property, Shawlands
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£382
Cash needed
£78K
Return after costs
-5.87%
IRR
-7.22%
36 Clincart Road, Flat 3/2, Mount Florida, Glasgow G42
flat · 1 bed · 1 bath · 753 sqft
£179,000
est £882 · 5.91% gross
EPC C
1 / 20
9/100
Marginal
5.91% — verify the rent + comps locally.
5.91% Return before costs — around the area average for this property type.
Monthly profit −£382/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating C — Min. energy standard 2030 compliant.
Price
£179K
Return before costs
5.91%
est rent £882/monot enough comparablesRange £811–£959/mo (Q1–Q3)
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 (£)
Local comp range: £811–£959/mo · n=153
Financing
DepositYour cash in — the rest is the mortgage25% · £44,750
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 (£9,518–£17,767 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £134,250 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
-£382
after mortgage, operating costs & tax
Rent in£882/mo gross
£848/mo collected · £34/mo lost to voids
Where it goes
£727Mortgage£503Costs
Outgoings exceed rent — you top up £382/mo
Mortgage£727
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−£382
Returns
Return before costs on price5.91%
Cash return on cash-5.87%
Gross margin£345
Cash needed£78,126
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.17
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 | £10,584 | £6,040 | £8,726 | £0 | £0 | -£4,182 | -£4,182 |
| Year 2 | £10,902 | £6,221 | £8,726 | £0 | £0 | -£4,046 | -£8,228 |
| Year 3 | £11,229 | £6,408 | £8,726 | £0 | £0 | -£3,906 | -£12,134 |
| Year 4 | £11,565 | £6,600 | £8,726 | £0 | £0 | -£3,761 | -£15,895 |
| Year 5 | £11,912 | £6,798 | £8,726 | £0 | £0 | -£3,612 | -£19,507 |
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£1,745
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£19,507
Acquisition costs
25% deposit£44,750
Stamp duty£15,000
Refurb£12,691
Legal + survey£2,000
Mortgage + broker£3,685
Cash needed£78,126
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 sought after third floor position within a handsome red sandstone tenement, this stylish and generously proportioned one bedroom apartment enjoys an enviable setting on the ever popular Clincart Road in the heart of Mount Florida. Perfectly positioned immediately beside Mount Florida Rail Station and with Queen’s Park virtually on the doorstep, the property offers an excellent opportunity for first time buyers, city professionals or those seeking to enjoy t…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice