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Year 5 disposal
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8/ 100
Weak
5.84% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£423/mo — significantly negative — real recurring drain
- -5.4% 5y IRR — capital outlay disproportionate to returns
- 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
−£423/mo
You top up £423/mo
Price vs market
Above comparable sales
+89% vs 3 sold
Return · IRR
-5.4%/yr
Loses money over 5 years
Cash to get in
£153K
Deposit + fees + refurb
Price £360KReturn before costs on price 5.84%5-yr return on cash -11%Rent est. £1,751 (£1,454–£2,109)
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: £1,454–£2,109/mo · n=94
Financing
DepositYour cash in — the rest is the mortgage25% · £90,000
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 (£11,868–£22,154 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £270,000 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£423
after mortgage, operating costs & tax
Rent in£1,751/mo gross
£1,684/mo collected · £67/mo lost to voids
Where it goes
£1,463Mortgage£645Costs
Outgoings exceed rent — you top up £423/mo
Mortgage£1,463
Costs£645
Management£175
Maintenance£67
Insurance£28
CapEx reserve£88
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£423
Returns
Return before costs on price5.84%
Cash return on cash-3.32%
Gross margin£1,039
Cash needed£152,899
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.15
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 | £21,012 | £7,735 | £17,550 | £0 | £0 | -£4,273 | -£4,273 |
| Year 2 | £21,642 | £7,967 | £17,550 | £0 | £0 | -£3,875 | -£8,148 |
| Year 3 | £22,292 | £8,206 | £17,550 | £0 | £0 | -£3,465 | -£11,613 |
| Year 4 | £22,960 | £8,453 | £17,550 | £0 | £0 | -£3,042 | -£14,655 |
| Year 5 | £23,649 | £8,706 | £17,550 | £0 | £0 | -£2,607 | -£17,262 |
Disposal gain (gross)-£28,967
CGT£0
Net Disposal proceeds£387,532
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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
Verify
Lender impact
No EWS1 / floor info in description. Buildings > 11 m need EWS1 or PAS 9980 — confirm height + status with the agent 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 profileStudent let
Tenant profilelikely cohortG3 6BH · 2 bed
Primary profile
Student let
Nearest university
for student-let assessment
University of Glasgow · 0.6 km
Reason
0.6 km from a major UK university — student couples / individuals dominate 2-bed lets here.
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
2-bed · 1-bath · 980 sqft
£25k–£49k
£ per sqft
building cost only
£25–£50
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,860–£12,740
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,780–£20,580
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history81d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£188,000 in 2012 → £360,000 asking
+91.5%in 14y
- 2012£188,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Short-stay let / Airbnb wins — +£732/mo · £906/mo ahead of Council lease
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 5.84% | -£423 | £152,899 | -11.3% | Low | Feasible |
| Housing-benefit rent | 2.83% | -£1,214 | £152,899 | -44.3% | Med | Feasible |
| Council lease | 5.84% | -£173 | £152,899 | -3.7% | Low | Feasible |
| Refurb & refinance | 5.84% | -£423 | £177,229 | -9.7% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 15.84% | +£732 | £152,899 | 33.6% | High | Feasible |
| Buy, improve & sell | 0.00% | -£374 | £422,829 | 2% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
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 Greater Glasgow · cap £848/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Greater Glasgow
- LHA monthly cap:
- £848
- 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
Local lettings demandby strategyLive area data
Short-stay let51% occupancy
£307/night ADR
Based on 3 short-let comps nearby
Rent by the room conversion upside
-£205/mo cash flow vs Rent it out if converted to Rent by the room
8.00% Return before costs on price converted vs 5.84% as-is
As-is Rent it out
Monthly profit-£188
Return before costs on price5.84%
Cash needed£101,898
If converted to Rent by the room
Monthly profit-£394
Return before costs on price8.00%
Cash needed£117,898
Δ vs Rent it out Monthly profit-£205
Show conversion detail
Cannot Rent by the room:Only 2 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Conversion cost estimate
£46,200
Range: £39,900 – £54,600
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£51,260–£94,660full refurb + room split
What's in this cost
- Kitchen£9,000–£18,000
- 1 × bathroom£6,000–£11,000
- Rewire£3,920–£6,860
- Replumb£2,940–£5,880
- Windows£9,800–£17,640
- Paint + decor£7,840–£13,720
- Flooring£11,760–£21,560
Comparables
sold within 0.5 miWide · CV 45.9%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£21,012
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£5,081
Exit costs
Projected sale price (5y · 2%/yr growth)£397,469
Capital gain (pre-CGT)£37,469
Sale costs (~2.5%)£9,937
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-£17,262
Rates as of Oct 2024
Acquisition costs
£152,899cash neededPurchase price£360,000
Deposit (25%)£90,000
Stamp duty+8% Additional Dwelling Supplement (ADS)£38,150
Refurb£15,824
Legal + survey£2,525
Mortgage fees£6,400
Total cash neededdeposit + costs (loan covers the rest)£152,899
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
'Park Cottage' at 26 Park Circus Lane is a charming two bedroom, first floor flat in a terraced, former mews house, within a secluded, cobbled lane in the revered Park district of Glasgow. The property has many fine traditional period features in keeping with its grade A listing, and is stylish in its presentation throughout.
The property is entered via a main door with staircase directly up to the flat. Internally, the accommodation comprises of; reception hallway, lounge,…
Floor plans
Listing metarightmove · Corum
About this listing
81 days · RightmovePrice history
5-year price trend
Monthly profit
−£423
Cash needed
£153K
Return after costs
-3.32%
IRR
-5.41%
Listed 81d ago
26 Park Circus Lane, Park, G3 6BH
flat · 2 bed · 1 bath · 980 sqft
£360,000
est £1,751 · 5.84% gross
Conservation area
1 / 20
8/100
Marginal
5.84% — verify the rent + comps locally.
5.84% Return before costs — around the area average for this property type.
Monthly profit −£423/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£360K
89% above sold comps
Return before costs
5.84%
est rent £1,751/mo94 comps within 500 mRange £1,454–£2,109/mo (Q1–Q3)
Bedrooms
2
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: £1,454–£2,109/mo · n=94
Financing
DepositYour cash in — the rest is the mortgage25% · £90,000
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 (£11,868–£22,154 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £270,000 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£423
after mortgage, operating costs & tax
Rent in£1,751/mo gross
£1,684/mo collected · £67/mo lost to voids
Where it goes
£1,463Mortgage£645Costs
Outgoings exceed rent — you top up £423/mo
Mortgage£1,463
Costs£645
Management£175
Maintenance£67
Insurance£28
CapEx reserve£88
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£423
Returns
Return before costs on price5.84%
Cash return on cash-3.32%
Gross margin£1,039
Cash needed£152,899
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.15
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 Greater Glasgow · cap £848/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Greater Glasgow
- LHA monthly cap:
- £848
- 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 | £21,012 | £7,735 | £17,550 | £0 | £0 | -£4,273 | -£4,273 |
| Year 2 | £21,642 | £7,967 | £17,550 | £0 | £0 | -£3,875 | -£8,148 |
| Year 3 | £22,292 | £8,206 | £17,550 | £0 | £0 | -£3,465 | -£11,613 |
| Year 4 | £22,960 | £8,453 | £17,550 | £0 | £0 | -£3,042 | -£14,655 |
| Year 5 | £23,649 | £8,706 | £17,550 | £0 | £0 | -£2,607 | -£17,262 |
Rent by the room upside
What we verified
3306
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
HeritageListed building / conservation areaCA
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 let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miWide · CV 45.9%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,510
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£17,262
Acquisition costs
25% deposit£90,000
Stamp duty£38,150
Refurb£15,824
Legal + survey£2,525
Mortgage + broker£6,400
Cash needed£152,899
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
'Park Cottage' at 26 Park Circus Lane is a charming two bedroom, first floor flat in a terraced, former mews house, within a secluded, cobbled lane in the revered Park district of Glasgow. The property has many fine traditional period features in keeping with its grade A listing, and is stylish in its presentation throughout.
The property is entered via a main door with staircase directly up to the flat. Internally, the accommodation comprises of; reception hallway, lounge,…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice