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Year 5 disposal
BMV -41%
⊞ View all 15
60/ 100
Solid
Real 16.70% Guaranteed council rent return before costs with manageable risks.
Why it works
- 11.26% return before costs — above-market
- Priced below market -41% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£157/mo — mildly negative — equity build may cover
- -8.4% 5y IRR — capital outlay disproportionate to returns
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£157/mo
You top up £157/mo
Price vs market
Below market value
-41% vs 12 sold · interior unseen
Return · IRR
-8.4%/yr
Loses money over 5 years
Cash left in
£0
Fully recycled — pull all your cash back out
Price £60KCash to buy £31KReturn before costs on price · Guaranteed council rent 16.70%5-yr return on cash -25%Rent est. £563 (£524–£605)
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: £524–£605/mo · n=108
Financing
DepositYour cash in — the rest is the mortgage25% · £14,999
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 (£5,348–£9,982 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £44,996.25 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
-£157
after mortgage, operating costs & tax
Rent in£563/mo gross
£541/mo collected · £22/mo lost to voids
Where it goes
£244Mortgage£455Costs
Outgoings exceed rent — you top up £157/mo
Mortgage£244
Costs£455
Management£56
Maintenance£67
Insurance£20
CapEx reserve£28
Voids + council tax£4
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£157
Returns
Return before costs on price11.26%
Cash return on cash-6.11%
Gross margin£87
Cash needed£30,829
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.22
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 | £6,756 | £5,455 | £2,925 | £0 | £0 | -£1,624 | -£1,624 |
| Year 2 | £6,959 | £5,619 | £2,925 | £0 | £0 | -£1,585 | -£3,209 |
| Year 3 | £7,167 | £5,788 | £2,925 | £0 | £0 | -£1,545 | -£4,754 |
| Year 4 | £7,382 | £5,961 | £2,925 | £0 | £0 | -£1,504 | -£6,258 |
| Year 5 | £7,604 | £6,140 | £2,925 | £0 | £0 | -£1,461 | -£7,719 |
Disposal gain (gross)-£9,342
CGT£0
Net Disposal proceeds£64,583
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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
Floor
EWS1 typically required above 18m
Floor 3
Lender impact
3rd floor — building height ambiguous (could be ≤ 11 m or > 11 m). Confirm whether EWS1 is required 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 cohortDD3 7PG · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Edinburgh · 60.5 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 · 630 sqft
£19k–£37k
£ per sqft
building cost only
£29–£58
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,410–£8,190
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,930–£13,230
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history96d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£65,000 in 2023 → £59,995 asking
-7.7%in 3y
- 2023£65,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Council lease wins — -£131/mo · £26/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 | 11.26% | -£157 | £30,829 | -25.0% | Low | Feasible |
| Housing-benefit rent | 7.98% | -£317 | £30,829 | -56.3% | Med | Feasible |
| ⭐ Council lease | 11.26% | -£131 | £30,829 | -24.2% | Low | Feasible |
| Refurb & refinance | 11.26% | -£157 | £36,681 | -21.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £76,777 | -7% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Dundee and Angus · cap £399/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Dundee and Angus
- LHA monthly cap:
- £399
- 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
+£615/mo cash flow vs Rent it out if converted to Rent by the room
48.00% Return before costs on price converted vs 11.26% as-is
As-is Rent it out
Monthly profit+£16
Return before costs on price11.26%
Cash needed£26,897
If converted to Rent by the room
Monthly profit+£630
Return before costs on price48.00%
Cash needed£42,897
Δ vs Rent it out Monthly profit+£615
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 23.6%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score30 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Tax treatment
Annual gross rent£6,756
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,884
Exit costs
Projected sale price (5y · 2%/yr growth)£66,239
Capital gain (pre-CGT)£6,244
Sale costs (~2.5%)£1,656
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-£7,719
Rates as of Oct 2024
Acquisition costs
£30,829cash neededPurchase price£59,995
Deposit (25%)£14,999
Stamp duty+8% Additional Dwelling Supplement (ADS)£4,800
Refurb£7,130
Legal + survey£2,000
Mortgage fees£1,900
Total cash neededdeposit + costs (loan covers the rest)£30,829
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
NEW REDUCED FIXED PRICE OF £59995!
HOME REPORT VALUATION £65000.
AN EXCELLENT 3RD FLOOR FLAT FORMING PART OF A WELL-MAINTAINED BLOCK WITH SECURE ENTRY SYSTEM, CLOSE TO THE CITY CENTRE.
This lovely flat is an ideal first-time or investment buy, with 46 square metres of accommodation which is nicely presented and ready to move in to.
There is a double bedroom with a built-in wardrobe, a spacious lounge, a kitchen and bathroom, There are 2 useful storage cupboards in the mai…
Floor plans
Nearby active comparables20 rentals
Comparable rentals
DD3 · same beds + typeMedian nearby: £600/mo · 19 of 20 already let+£37 vs our est
- Dons Road, City Centre, Dundee, DD3Let1b£690/moMay 2026
- Clepington Road, Coldside, Dundee, DD31b£600/moMay 2026
- 2/R, 6 Lawson PlaceLet1b£550/moMay 2026
- Dens Road, Stobswell, Dundee, DD3Let1b£525/moMay 2026
- Clepington Road, Dundee, DD3Let1b£500/moMay 2026
- Strathmore Avenue, Coldside, Dundee,…Let1b£660/moMay 2026
- Strathmore Avenue, Coldside, Dundee,…Let1b£640/moMay 2026
- Strathmore Avenue, Dundee DD3Let1b£525/moMay 2026
- Hilltown, Stobswell, Dundee, DD3Let1b£600/moMay 2026
- Strathmore Avenue, Dundee DD3Let1b£550/moMay 2026
- Arklay Street, City Centre DD3Let1b£795/moMay 2026
- Strathmartine Road, Coldside, Dundee,…Let1b£540/moMay 2026
- Smith Street , Dundee DD3Let1b£575/moMay 2026
- Clepington Road, Coldside, Dundee, DD3Let1b£540/moMay 2026
- Arklay Street, City Centre, Dundee, D…Let1b£795/moMay 2026
- Strathmore Avenue, Coldside, Dundee,…Let1b£660/moMay 2026
- Dens Road, Stobswell, Dundee, DD3Let1b£525/moMay 2026
- Strathmore Avenue, Coldside, Dundee,…Let1b£640/moMay 2026
- Clepington RoadLet1b£695/moMay 2026
- Court Street, Dundee, DD3Let1b£630/moMay 2026
Other deals nearby
DD3 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Yopa
About this listing
96 days · RightmovePrice history
5-year price trend
Monthly profit
−£157
Cash needed
£31K
Return after costs
-6.11%
IRR
-8.42%
Listed 96d ago
Arklay Street, Dundee, DD3
flat · 1 bed · 1 bath
£59,995
est £563 · 11.26% gross
EPC C
Priced below market
1 / 15
60/100
Solid
Real 16.70% — fundamentals work.
Priced below market -41% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
11.26% Return before costs — above-market
Price
£60K
41% below sold comps
Return before costs (best)
16.70%
Council
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: £524–£605/mo · n=108
Financing
DepositYour cash in — the rest is the mortgage25% · £14,999
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 (£5,348–£9,982 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £44,996.25 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
-£157
after mortgage, operating costs & tax
Rent in£563/mo gross
£541/mo collected · £22/mo lost to voids
Where it goes
£244Mortgage£455Costs
Outgoings exceed rent — you top up £157/mo
Mortgage£244
Costs£455
Management£56
Maintenance£67
Insurance£20
CapEx reserve£28
Voids + council tax£4
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£157
Returns
Return before costs on price11.26%
Cash return on cash-6.11%
Gross margin£87
Cash needed£30,829
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.22
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Dundee and Angus · cap £399/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Dundee and Angus
- LHA monthly cap:
- £399
- 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 | £6,756 | £5,455 | £2,925 | £0 | £0 | -£1,624 | -£1,624 |
| Year 2 | £6,959 | £5,619 | £2,925 | £0 | £0 | -£1,585 | -£3,209 |
| Year 3 | £7,167 | £5,788 | £2,925 | £0 | £0 | -£1,545 | -£4,754 |
| Year 4 | £7,382 | £5,961 | £2,925 | £0 | £0 | -£1,504 | -£6,258 |
| Year 5 | £7,604 | £6,140 | £2,925 | £0 | £0 | -£1,461 | -£7,719 |
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 23.6%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£585
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£7,719
Acquisition costs
25% deposit£14,999
Stamp duty£4,800
Refurb£7,130
Legal + survey£2,000
Mortgage + broker£1,900
Cash needed£30,829
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
NEW REDUCED FIXED PRICE OF £59995!
HOME REPORT VALUATION £65000.
AN EXCELLENT 3RD FLOOR FLAT FORMING PART OF A WELL-MAINTAINED BLOCK WITH SECURE ENTRY SYSTEM, CLOSE TO THE CITY CENTRE.
This lovely flat is an ideal first-time or investment buy, with 46 square metres of accommodation which is nicely presented and ready to move in to.
There is a double bedroom with a built-in wardrobe, a spacious lounge, a kitchen and bathroom, There are 2 useful storage cupboards in the mai…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice