-4.2% 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
−£94/mo
You top up £94/mo
Price vs market
Below market value
-50% vs 10 sold · interior unseen
Return · IRR
-4.2%/yr
Loses money over 5 years
Cash left in
£0
Fully recycled — pull all your cash back out
Price £75KCash to buy £40KReturn before costson price11.49%5-yr return on cash -8%Rent est. £718 (£658–£783)
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: £658–£783/mo · n=108
Financing
DepositYour cash in — the rest is the mortgage25% · £18,750
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 (£8,080–£15,082 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £56,250 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)£39,648
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Judith Mackie is delighted to present this spacious two-bedroom flat to the market.
Occupying the entire top floor of a traditional granite property in a quiet residential area, the flat is presented in move-in condition and offers excellent potential as either a comfortable home or a buy-to-let investment.
The accommodation comprises a separate modern fitted kitchen, a bright and spacious lounge and dining room, two generous double bedrooms and a contemporary shower room.…
Priced below market -50% vs 10 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
11.49% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£75K
50% below sold comps
Return before costs
11.49%
est rent £718/monot enough comparablesRange £658–£783/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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: £658–£783/mo · n=108
Financing
DepositYour cash in — the rest is the mortgage25% · £18,750
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 (£8,080–£15,082 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £56,250 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
£8,616
£5,751
£3,656
£0
£0
-£791
-£791
Year 2
£8,874
£5,923
£3,656
£0
£0
-£705
-£1,496
Year 3
£9,141
£6,101
£3,656
£0
£0
-£617
-£2,113
Year 4
£9,415
£6,284
£3,656
£0
£0
-£525
-£2,638
Year 5
£9,697
£6,473
£3,656
£0
£0
-£432
-£3,070
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
12 total
3306
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▾
EPC~£3,000–£7,000 to upgrade to CD
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 profile2▾
Tenant profileBeds + postcode heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 mi
Wide · CV 26.5%Med confidence
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£731
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£3,070
Acquisition costs
£40K
25% deposit£18,750
Stamp duty£6,000
Refurb£10,773
Legal + survey£2,000
Mortgage + broker£2,125
Cash needed£39,648
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
Auto-saves
Description& agent copyZoopla
Judith Mackie is delighted to present this spacious two-bedroom flat to the market.
Occupying the entire top floor of a traditional granite property in a quiet residential area, the flat is presented in move-in condition and offers excellent potential as either a comfortable home or a buy-to-let investment.
The accommodation comprises a separate modern fitted kitchen, a bright and spacious lounge and dining room, two generous double bedrooms and a contemporary shower room.…