Skip to main contenthow this is calculated →
Year 5 disposal
⊞ View all 13
97/ 100
Strong
13.26% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 9.73% return before costs — above-market
- 13.3% Rent by the room return before costs (net 6.89% after CapEx + bills) — conversion play
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC C — MEES compliant
Why to be cautious
- 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
+£138/mo
Barely breaks even each month
Price
£150K
No local sold comps to compare
Return · IRR
1.9%/yr
Modest annualised return
Cash to get in
£71K
Deposit + fees + refurb
Return before costs on price · Rent by the room 13.26%5-yr return on cash 18%Rent est. £1,216 (£1,682–£879)
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 21 Sep 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: £1,682–£879/mo · n=44
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
Standard 75% LTV for BTL
Mortgage rate5y fixed6.1%
5-year fixed at 75% LTV — 6.05% (as of 2026-09-21).
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 (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £112,500 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£138
after mortgage, operating costs & tax
Rent in£1,216/mo gross
£1,169/mo collected · £47/mo lost to voids
Where it goes
£638Mortgage£361Costs
£138/mo left as profit · 12% of rent kept
Mortgage£638
Costs£361
Management£122
Maintenance£50
Insurance£20
CapEx reserve£61
Voids + council tax£5
Ltd co. accounts£104
Tax£32
Profit+£138
Returns
Return before costs on price9.73%
Cash return on cash2.31%
Gross margin£808
Cash needed£71,340
Monthly profit payback43y 3m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.92
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 | £14,592 | £4,337 | £7,656 | £0 | £494 | £2,105 | £2,105 |
| Year 2 | £15,030 | £4,467 | £7,656 | £0 | £552 | £2,355 | £4,460 |
| Year 3 | £15,481 | £4,601 | £7,656 | £0 | £612 | £2,612 | £7,071 |
| Year 4 | £15,945 | £4,739 | £7,656 | £0 | £674 | £2,876 | £9,947 |
| Year 5 | £16,423 | £4,882 | £7,656 | £0 | £738 | £3,148 | £13,095 |
Disposal gain (gross)-£19,118
CGT£0
Net Disposal proceeds£161,472
What we verified
What we verified
60066 ok · 0 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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 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
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 profileFamily let
Tenant profilelikely cohortAB21 9UL · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Aberdeen · 5.2 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
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
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Check council
The council's HMO page lists the current mandatory fee plus any additional / selective scheme that catches smaller HMOs.
Mandatory licensing applies to 5+ sharer HMOs (Housing Act 2004)
Find council HMO page →Price & sale history307d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£161,000 in 2015 → £150,000 asking
-6.8%in 11y
- 2015£161,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Rent it out wins — +£138/mo · level with Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| ⭐ Rent it out | 9.73% | +£138 | £71,340 | 18.4% | Low | Feasible |
| Housing-benefit rent | 6.86% | -£176 | £71,340 | -6.5% | Med | Feasible |
| Council lease | 0.00% | -£812 | £71,340 | -69.2% | Low | Feasible |
| Refurb & refinance | 9.73% | +£138 | £85,556 | 15.3% | Med | Feasible |
| Short-stay let / Airbnb | 4.90% | -£457 | £71,340 | -37.4% | High | Feasible |
| Buy, improve & sell | 0.00% | -£174 | £187,306 | -3% | Med | Feasible |
| Rent by the room | 13.26% | -£728 | £97,340 | -36.8% | — | Feasible |
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Aberdeen and Shire · cap £858/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Aberdeen and Shire
- LHA monthly cap:
- £858
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
Local lettings demandby strategyLive area data
Short-stay let21% occupancy
£94/night ADR
Based on 15 short-let comps nearby
Rent by the room conversion upside
+£185/mo cash flow vs Rent it out if converted to Rent by the room
19.20% Return before costs on price converted vs 9.73% as-is
Room mix (3 lettable rooms)
2× Double @ £539/mo1× En-suite @ £578/mo
≈ £1,657/mo gross room income
As-is Rent it out
Monthly profit+£160
Return before costs on price9.73%
Cash needed£49,398
If converted to Rent by the room
Monthly profit+£346
Return before costs on price19.20%
Cash needed£65,398
Δ vs Rent it out Monthly profit+£185
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£47,883–£90,000full refurb + room split
⚠️ Capped at 60% of £150,000 asking (£90,000). Raw model: £48,990–£92,080. Verify with a surveyor before offering.
What's in this cost
- Kitchen£8,445–£16,890
- 1 × bathroom£5,571–£10,214
- Rewire£3,871–£6,773
- Replumb£2,903–£5,806
- Windows£9,676–£17,417
- Paint + decor£6,773–£12,579
- Flooring£10,644–£20,320
Based on 107 HMO comps within 2.2 km
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£14,592
Section 24 credit£0
Annual tax due£494
Post-tax Monthly profit annual£1,544
Exit costs
Projected sale price (5y · 2%/yr growth)£165,612
Capital gain (pre-CGT)£15,612
Sale costs (~2.5%)£4,140
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£13,095
Rates as of Oct 2024
Acquisition costs
£71,340cash neededPurchase price£150,000
Deposit (25%)£37,500
Stamp duty+8% Additional Dwelling Supplement (ADS)£12,100
Refurb£16,790
Legal + survey£1,700
Mortgage fees£3,250
Total cash neededdeposit + costs (loan covers the rest)£71,340
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
EPC band: C
🏡 A Home That’s Ready for You
Step straight into this welcoming 3 bedroom terraced home in the heart of Bucksburn—no DIY required, just unpack and enjoy.
Downstairs Living
Picture this: the lounge/dining room buzzing with family life—kids sprawled on the sofa for movie night while dinner simmers away, or friends gathered around the table for laughter filled evenings that spill out onto the decking in summer.
The modern kitchen keeps pace with it all, whether…
Floor plans
Listing metarightmove · Yopa
About this listing
307 days · RightmovePrice history
5-year price trend
Monthly profit
+£138
Cash needed
£71K
Return after costs
2.31%
IRR
1.87%
Listed 307d ago
Sunnybrae, Aberdeen, AB21
terraced · 3 bed · 1 bath
£150,000
est £1,216 · 9.73% gross
EPC C
1 / 13
97/100
Strong
13.26% Rent by the room strategy — market rent unverified, verify locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.73% Return before costs — above-market
13.3% Rent by the room Return before costs — conversion play
Price
£150K
Return before costs (best)
13.26%
Rent by the room
Bedrooms
3
1 bath
Energy rating
C
Energy rating
Run the numbers
What-if calculator
Rates as of 21 Sep 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: £1,682–£879/mo · n=44
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
Standard 75% LTV for BTL
Mortgage rate5y fixed6.1%
5-year fixed at 75% LTV — 6.05% (as of 2026-09-21).
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 (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £112,500 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£138
after mortgage, operating costs & tax
Rent in£1,216/mo gross
£1,169/mo collected · £47/mo lost to voids
Where it goes
£638Mortgage£361Costs
£138/mo left as profit · 12% of rent kept
Mortgage£638
Costs£361
Management£122
Maintenance£50
Insurance£20
CapEx reserve£61
Voids + council tax£5
Ltd co. accounts£104
Tax£32
Profit+£138
Returns
Return before costs on price9.73%
Cash return on cash2.31%
Gross margin£808
Cash needed£71,340
Monthly profit payback43y 3m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.92
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Aberdeen and Shire · cap £858/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Aberdeen and Shire
- LHA monthly cap:
- £858
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 | £14,592 | £4,337 | £7,656 | £0 | £494 | £2,105 | £2,105 |
| Year 2 | £15,030 | £4,467 | £7,656 | £0 | £552 | £2,355 | £4,460 |
| Year 3 | £15,481 | £4,601 | £7,656 | £0 | £612 | £2,612 | £7,071 |
| Year 4 | £15,945 | £4,739 | £7,656 | £0 | £674 | £2,876 | £9,947 |
| Year 5 | £16,423 | £4,882 | £7,656 | £0 | £738 | £3,148 | £13,095 |
Rent by the room upside
What we verified
6006
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▾
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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,531
Annual rental tax£387
CGT yr 5£0 · company level
5y net total£13,095
Acquisition costs
25% deposit£37,500
Stamp duty£12,100
Refurb£16,790
Legal + survey£1,700
Mortgage + broker£3,250
Cash needed£71,340
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 copyRightmove
EPC band: C
🏡 A Home That’s Ready for You
Step straight into this welcoming 3 bedroom terraced home in the heart of Bucksburn—no DIY required, just unpack and enjoy.
Downstairs Living
Picture this: the lounge/dining room buzzing with family life—kids sprawled on the sofa for movie night while dinner simmers away, or friends gathered around the table for laughter filled evenings that spill out onto the decking in summer.
The modern kitchen keeps pace with it all, whether…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice