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Year 5 disposal
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36/ 100
Weak
10.91% return before costs — verify the rent + comps locally.
Why it works
- Monthly profit +£338/mo from completion — the no.1 reason to invest
- 10.91% return before costs — above-market
- 10.8% Rent by the room return before costs (net 5.80% after CapEx + bills) — conversion play
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- 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
+£338/mo
Pays you every month, net of costs
Price
£185K
No local sold comps to compare
Return · IRR
4.4%/yr
Modest annualised return
Cash to get in
£85K
Deposit + fees + refurb
Return before costs on price 10.91%5-yr return on cash 32%Rent est. £1,682 (£1,100–£2,572)
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: £1,100–£2,572/mo · n=57
Financing
DepositYour cash in — the rest is the mortgage25% · £46,250
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 (£13,203–£24,646 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £138,750 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
+£338
after mortgage, operating costs & tax
Rent in£1,682/mo gross
£1,617/mo collected · £65/mo lost to voids
Where it goes
£752Mortgage£449Costs£338Your profit
£338/mo left as profit · 21% of rent kept
Mortgage£752
Costs£449
Management£168
Maintenance£67
Insurance£20
CapEx reserve£84
Voids + council tax£5
Ltd co. accounts£104
Tax£79
Profit+£338
Returns
Return before costs on price10.91%
Cash return on cash4.77%
Gross margin£1,168
Cash needed£84,929
Monthly profit payback21y
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.15
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 | £20,184 | £5,386 | £9,019 | £0 | £1,098 | £4,681 | £4,681 |
| Year 2 | £20,790 | £5,548 | £9,019 | £0 | £1,182 | £5,041 | £9,722 |
| Year 3 | £21,413 | £5,714 | £9,019 | £0 | £1,269 | £5,411 | £15,134 |
| Year 4 | £22,056 | £5,886 | £9,019 | £0 | £1,359 | £5,792 | £20,926 |
| Year 5 | £22,717 | £6,062 | £9,019 | £0 | £1,451 | £6,185 | £27,111 |
Disposal gain (gross)-£20,755
CGT£0
Net Disposal proceeds£199,149
What we verified
What we verified
51065 ok · 1 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 ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
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 7JY · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Aberdeen · 6.6 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 · 1109 sqft
£27k–£53k
£ per sqft
building cost only
£24–£48
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£7,763–£14,417
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,199–£23,289
Guide rates · UK May 2026
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 history86d on market2 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£217,000 in 2014 → £185,000 asking
-14.7%in 12y
- 2014£217,000+40.8% in 5y
- 2009£154,100+137.1% in 6y
- 2003£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 — +£394/mo · £57/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 | 10.91% | +£338 | £84,929 | 31.9% | Low | Feasible |
| Housing-benefit rent | 5.57% | -£307 | £84,929 | -14.8% | Med | Feasible |
| ⭐ Council lease | 10.91% | +£394 | £84,929 | 32.2% | Low | Feasible |
| Refurb & refinance | 10.91% | +£338 | £101,221 | 26.8% | Med | Feasible |
| Short-stay let / Airbnb | 4.83% | -£553 | £84,929 | -38.0% | High | Feasible |
| Buy, improve & sell | 0.00% | -£191 | £226,946 | -1% | Med | Feasible |
| Rent by the room | 10.84% | -£855 | £110,929 | -39.1% | — | Feasible |
Short-let (SA) context284 active short-lets nearby
Short-let market context
- 284 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
- Scheme type:
- none
- Premium:
- +700% 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
Local lettings demandby strategyLive area data
Short-stay let22% occupancy
£114/night ADR
Based on 14 short-let comps nearby
Rent by the room conversion upside
-£121/mo cash flow vs Rent it out if converted to Rent by the room
15.57% Return before costs on price converted vs 10.91% as-is
Room mix (3 lettable rooms)
2× Double @ £547/mo1× En-suite @ £578/mo
≈ £1,671/mo gross room income
As-is Rent it out
Monthly profit+£356
Return before costs on price10.91%
Cash needed£58,148
If converted to Rent by the room
Monthly profit+£235
Return before costs on price15.57%
Cash needed£74,148
Δ vs Rent it out Monthly profit-£121
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£53,155–£99,815full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£4,436–£7,763
- Replumb£3,327–£6,654
- Windows£11,090–£19,962
- Paint + decor£7,763–£14,417
- Flooring£12,199–£23,289
Based on 91 HMO comps within 1.9 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£20,184
Section 24 credit£0
Annual tax due£1,098
Post-tax Monthly profit annual£3,905
Exit costs
Projected sale price (5y · 2%/yr growth)£204,255
Capital gain (pre-CGT)£19,255
Sale costs (~2.5%)£5,106
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£27,111
Rates as of Oct 2024
Acquisition costs
£84,929cash neededPurchase price£185,000
Deposit (25%)£46,250
Stamp duty+8% Additional Dwelling Supplement (ADS)£15,600
Refurb£17,604
Legal + survey£1,700
Mortgage fees£3,775
Total cash neededdeposit + costs (loan covers the rest)£84,929
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
NOTE HOME REPORT - The home report is available to view on the Northwood website portal (northwooduk.com/aberdeen)- within the listing and select "View home report".
Northwood are delighted to offer for sale 27 Princess Road, an end terrace family home on a quiet street in the popular area of Dyce, just a short commute from Aberdeen City Centre. The property is spacious and with a good level of storage throughout and would be an ideal purchase for first time buyers, professi…
Floor plans
Nearby active comparables5 deals
Comparable rentals
AB21 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metarightmove · Northwood
About this listing
86 days · RightmovePrice history
5-year price trend
Monthly profit
+£338
Cash needed
£85K
Return after costs
4.77%
IRR
4.41%
Listed 86d ago
27 Princess Drive, Dyce, Aberdeen, AB21
semi-detached · 3 bed · 1 bath · 1,109 sqft
£185,000
est £1,682 · 10.91% gross
EPC D
1 / 31
36/100
Marginal
10.91% — verify the rent + comps locally.
Monthly profit +£338/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.91% Return before costs — above-market
10.8% Rent by the room Return before costs — conversion play
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£185K
Return before costs
10.91%
est rent £1,682/monot enough comparablesRange £1,100–£2,572/mo (Q1–Q3)
Bedrooms
3
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
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: £1,100–£2,572/mo · n=57
Financing
DepositYour cash in — the rest is the mortgage25% · £46,250
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 (£13,203–£24,646 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £138,750 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
+£338
after mortgage, operating costs & tax
Rent in£1,682/mo gross
£1,617/mo collected · £65/mo lost to voids
Where it goes
£752Mortgage£449Costs£338Your profit
£338/mo left as profit · 21% of rent kept
Mortgage£752
Costs£449
Management£168
Maintenance£67
Insurance£20
CapEx reserve£84
Voids + council tax£5
Ltd co. accounts£104
Tax£79
Profit+£338
Returns
Return before costs on price10.91%
Cash return on cash4.77%
Gross margin£1,168
Cash needed£84,929
Monthly profit payback21y
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.15
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context284 active short-lets nearby
Short-let market context
- 284 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
- 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 | £20,184 | £5,386 | £9,019 | £0 | £1,098 | £4,681 | £4,681 |
| Year 2 | £20,790 | £5,548 | £9,019 | £0 | £1,182 | £5,041 | £9,722 |
| Year 3 | £21,413 | £5,714 | £9,019 | £0 | £1,269 | £5,411 | £15,134 |
| Year 4 | £22,056 | £5,886 | £9,019 | £0 | £1,359 | £5,792 | £20,926 |
| Year 5 | £22,717 | £6,062 | £9,019 | £0 | £1,451 | £6,185 | £27,111 |
Rent by the room upside
What we verified
5106
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▾
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
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£1,804
Annual rental tax£951
CGT yr 5£0 · company level
5y net total£27,111
Acquisition costs
25% deposit£46,250
Stamp duty£15,600
Refurb£17,604
Legal + survey£1,700
Mortgage + broker£3,775
Cash needed£84,929
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
NOTE HOME REPORT - The home report is available to view on the Northwood website portal (northwooduk.com/aberdeen)- within the listing and select "View home report".
Northwood are delighted to offer for sale 27 Princess Road, an end terrace family home on a quiet street in the popular area of Dyce, just a short commute from Aberdeen City Centre. The property is spacious and with a good level of storage throughout and would be an ideal purchase for first time buyers, professi…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice