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Year 5 disposal
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85/ 100
Strong
10.34% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 10.34% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- 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
+£79/mo
Barely breaks even each month
Price vs market
Above comparable sales
+71% vs 8 sold
Return · IRR
0.6%/yr
Modest annualised return
Cash to get in
£75K
Deposit + fees + refurb
Price £160KReturn before costs on price 10.34%5-yr return on cash 13%Rent est. £1,378 (£1,204–£1,577)
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: £1,204–£1,577/mo · n=29
Financing
DepositYour cash in — the rest is the mortgage25% · £40,000
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 (£12,593–£23,506 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £120,000 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
+£79
after mortgage, operating costs & tax
Rent in£1,378/mo gross
£1,325/mo collected · £53/mo lost to voids
Where it goes
£650Mortgage£577Costs
£79/mo left as profit · 6% of rent kept
Mortgage£650
Costs£577
Management£138
Maintenance£67
Insurance£20
CapEx reserve£69
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax£19
Profit+£79
Returns
Return before costs on price10.33%
Cash return on cash1.26%
Gross margin£748
Cash needed£75,290
Monthly profit payback79y 5m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.04
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 | £16,536 | £6,930 | £7,800 | £0 | £343 | £1,463 | £1,463 |
| Year 2 | £17,032 | £7,138 | £7,800 | £0 | £398 | £1,696 | £3,159 |
| Year 3 | £17,543 | £7,352 | £7,800 | £0 | £454 | £1,937 | £5,096 |
| Year 4 | £18,069 | £7,572 | £7,800 | £0 | £512 | £2,185 | £7,281 |
| Year 5 | £18,611 | £7,800 | £7,800 | £0 | £572 | £2,440 | £9,721 |
Disposal gain (gross)-£19,653
CGT£0
Net Disposal proceeds£172,237
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
Council planning restrictionUnknown
Scottish Rent by the room licensingCouncil planning restriction not applicable
Article 4 Directions are an England-and-Wales planning instrument only. Scotland gates HMO conversion through the Mandatory HMO Licensing regime (Housing (Scotland) Act 2006).
Confirm your specific council's HMO licence conditions and policy density caps before offering. See the Scottish Government HMO guidance.
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
OK
Floor
EWS1 typically required above 18m
Floor 0
Lender impact
Ground floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
Mortgageable
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 3DL · 3 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Glasgow · 4.7 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
3-bed · 1-bath · 990 sqft
£25k–£49k
£ per sqft
building cost only
£25–£49
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,930–£12,870
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,890–£20,790
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
Price & sale history0d on marketno cuts yet
Strategy matrix
Council lease wins — +£237/mo · £158/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 | 10.33% | +£79 | £75,290 | 12.9% | Low | Feasible |
| Housing-benefit rent | 7.25% | -£297 | £75,290 | -15.7% | Med | Feasible |
| ⭐ Council lease | 10.33% | +£237 | £75,290 | 22.7% | Low | Feasible |
| Refurb & refinance | 10.33% | +£79 | £90,006 | 10.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £198,606 | -3% | Med | Feasible |
| Rent by the room | 13.50% | -£183 | £75,290 | -0.6% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Greater Glasgow · cap £967/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Greater Glasgow
- LHA monthly cap:
- £967
- 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
+£79/mo cash flow vs Rent it out if converted to Rent by the room
18.00% Return before costs on price converted vs 10.33% as-is
As-is Rent it out
Monthly profit+£235
Return before costs on price10.33%
Cash needed£51,898
If converted to Rent by the room
Monthly profit+£314
Return before costs on price18.00%
Cash needed£67,898
Δ vs Rent it out Monthly profit+£79
Show conversion detail
Conversion cost estimate
£50,400
Range: £44,100 – £58,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£51,630–£95,330full refurb + room split
What's in this cost
- Kitchen£9,000–£18,000
- 1 × bathroom£6,000–£11,000
- Rewire£3,960–£6,930
- Replumb£2,970–£5,940
- Windows£9,900–£17,820
- Paint + decor£7,920–£13,860
- Flooring£11,880–£21,780
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£16,536
Section 24 credit£0
Annual tax due£343
Post-tax Monthly profit annual£827
Exit costs
Projected sale price (5y · 2%/yr growth)£176,653
Capital gain (pre-CGT)£16,653
Sale costs (~2.5%)£4,416
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£9,721
Rates as of Oct 2024
Acquisition costs
£75,290cash neededPurchase price£160,000
Deposit (25%)£40,000
Stamp duty+8% Additional Dwelling Supplement (ADS)£13,100
Refurb£16,790
Legal + survey£2,000
Mortgage fees£3,400
Total cash neededdeposit + costs (loan covers the rest)£75,290
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Rarely available corner sited, three bedroom ground floor flat, set within the popular and much sought after Ballindalloch Drive in Dennistoun.
This generously proportioned home requires a little love and attention, offering an excellent opportunity for a buyer to put their own stamp on the property and create a home to their individual taste.
Internally, the accommodation provides convenient on the level living and comprises a welcoming entrance hallway, a spacious rear fa…
Floor plans
Listing metazoopla · Slater Hogg & Howison - Dennistoun
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
+£79
Cash needed
£75K
Return after costs
1.26%
IRR
0.62%
Ballindalloch Drive, Dennistoun, Glasgow G31
flat · 3 bed · 1 bath
£160,000
est £1,378 · 10.34% gross
1 / 16
85/100
Strong
10.34% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.34% Return before costs — above-market
Price
£160K
71% above sold comps
Return before costs
10.34%
est rent £1,378/monot enough comparablesRange £1,204–£1,577/mo (Q1–Q3)
Bedrooms
3
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: £1,204–£1,577/mo · n=29
Financing
DepositYour cash in — the rest is the mortgage25% · £40,000
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 (£12,593–£23,506 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £120,000 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
+£79
after mortgage, operating costs & tax
Rent in£1,378/mo gross
£1,325/mo collected · £53/mo lost to voids
Where it goes
£650Mortgage£577Costs
£79/mo left as profit · 6% of rent kept
Mortgage£650
Costs£577
Management£138
Maintenance£67
Insurance£20
CapEx reserve£69
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax£19
Profit+£79
Returns
Return before costs on price10.33%
Cash return on cash1.26%
Gross margin£748
Cash needed£75,290
Monthly profit payback79y 5m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.04
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Greater Glasgow · cap £967/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Greater Glasgow
- LHA monthly cap:
- £967
- 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 | £16,536 | £6,930 | £7,800 | £0 | £343 | £1,463 | £1,463 |
| Year 2 | £17,032 | £7,138 | £7,800 | £0 | £398 | £1,696 | £3,159 |
| Year 3 | £17,543 | £7,352 | £7,800 | £0 | £454 | £1,937 | £5,096 |
| Year 4 | £18,069 | £7,572 | £7,800 | £0 | £512 | £2,185 | £7,281 |
| Year 5 | £18,611 | £7,800 | £7,800 | £0 | £572 | £2,440 | £9,721 |
Rent by the room upside
What we verified
5007
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
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£1,560
Annual rental tax£222
CGT yr 5£0 · company level
5y net total£9,721
Acquisition costs
25% deposit£40,000
Stamp duty£13,100
Refurb£16,790
Legal + survey£2,000
Mortgage + broker£3,400
Cash needed£75,290
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
Rarely available corner sited, three bedroom ground floor flat, set within the popular and much sought after Ballindalloch Drive in Dennistoun.
This generously proportioned home requires a little love and attention, offering an excellent opportunity for a buyer to put their own stamp on the property and create a home to their individual taste.
Internally, the accommodation provides convenient on the level living and comprises a welcoming entrance hallway, a spacious rear fa…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice