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Year 5 disposal
BMV -44%
⊞ View all 14
50/ 100
Caution
Real 11.68% Guaranteed council rent return before costs but flagged risks need pricing in.
Why it works
- 7.60% return before costs — above-market
- Priced below market -44% vs 10 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Monthly profit −£280/mo — significantly negative — real recurring drain
- -10.7% 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
−£280/mo
You top up £280/mo
Price vs market
Below market value
-44% vs 10 sold · interior unseen
Return · IRR
-10.7%/yr
Loses money over 5 years
Cash left in
£0
Fully recycled — pull all your cash back out
Price £85KCash to buy £39KReturn before costs on price · Guaranteed council rent 11.68%5-yr return on cash -39%Rent est. £538 (£500–£579)
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: £500–£579/mo · n=113
Financing
DepositYour cash in — the rest is the mortgage25% · £21,250
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 (£5,348–£9,982 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £63,750 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
-£280
after mortgage, operating costs & tax
Rent in£538/mo gross
£517/mo collected · £21/mo lost to voids
Where it goes
£345Mortgage£452Costs
Outgoings exceed rent — you top up £280/mo
Mortgage£345
Costs£452
Management£54
Maintenance£67
Insurance£20
CapEx reserve£27
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£280
Returns
Return before costs on price7.60%
Cash return on cash-8.50%
Gross margin£66
Cash needed£39,455
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.50
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 | £6,456 | £5,419 | £4,144 | £0 | £0 | -£3,107 | -£3,107 |
| Year 2 | £6,650 | £5,581 | £4,144 | £0 | £0 | -£3,076 | -£6,182 |
| Year 3 | £6,849 | £5,749 | £4,144 | £0 | £0 | -£3,043 | -£9,226 |
| Year 4 | £7,055 | £5,921 | £4,144 | £0 | £0 | -£3,010 | -£12,236 |
| Year 5 | £7,266 | £6,099 | £4,144 | £0 | £0 | -£2,976 | -£15,213 |
Disposal gain (gross)-£9,429
CGT£0
Net Disposal proceeds£91,501
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 cohortAB25 3YA · 1 bed
Primary profile
Student let
Nearest university
for student-let assessment
University of Aberdeen · 1.1 km
Reason
1.1 km from a major UK university — student couples / individuals dominate 1-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
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 history63d on market2 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£107,500 in 2018 → £85,000 asking
-20.9%in 8y
- 2018£107,500-14.0% in 11y
- 2007£125,000+143.9% in 2y
- 2005£51,250—
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 — -£254/mo · £25/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 | 7.60% | -£280 | £39,455 | -38.6% | Low | Feasible |
| Housing-benefit rent | 6.69% | -£364 | £39,455 | -49.6% | Med | Feasible |
| ⭐ Council lease | 7.60% | -£254 | £39,455 | -37.8% | Low | Feasible |
| Refurb & refinance | 7.60% | -£280 | £46,557 | -32.7% | Med | Feasible |
| Short-stay let / Airbnb | 0.97% | -£696 | £39,455 | -108.9% | High | Feasible |
| Buy, improve & sell | 0.00% | -£366 | £103,782 | -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 Aberdeen and Shire · cap £474/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Aberdeen and Shire
- LHA monthly cap:
- £474
- 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 let2% occupancy
£94/night ADR
Based on 3 short-let comps nearby
Rent by the room conversion upside
+£650/mo cash flow vs Rent it out if converted to Rent by the room
33.88% Return before costs on price converted vs 7.60% as-is
As-is Rent it out
Monthly profit-£98
Return before costs on price7.60%
Cash needed£33,148
If converted to Rent by the room
Monthly profit+£551
Return before costs on price33.88%
Cash needed£49,148
Δ vs Rent it out Monthly profit+£650
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 26.5%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score50 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Tax treatment
Annual gross rent£6,456
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,355
Exit costs
Projected sale price (5y · 2%/yr growth)£93,847
Capital gain (pre-CGT)£8,847
Sale costs (~2.5%)£2,346
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-£15,213
Rates as of Oct 2024
Acquisition costs
£39,455cash neededPurchase price£85,000
Deposit (25%)£21,250
Stamp duty+8% Additional Dwelling Supplement (ADS)£6,800
Refurb£7,130
Legal + survey£2,000
Mortgage fees£2,275
Total cash neededdeposit + costs (loan covers the rest)£39,455
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
The Property Fantastic opportunity to purchase this spacious one-bedroom flat, ideally situated in Aberdeen. Offering well-proportioned accommodation throughout, this property is an excellent choice for first-time buyers, professionals, or investors.
Property can be available fully furnished.
The accommodation comprises a bright and welcoming lounge, a well-appointed kitchen with ample storage and workspace, a generous double bedroom, and a family bathroom. The property ben…
Floor plans
Nearby active comparables5 deals
Comparable rentals
AB25 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metarightmove · Purplebricks
About this listing
63 days · RightmovePrice history
5-year price trend
Monthly profit
−£280
Cash needed
£39K
Return after costs
-8.50%
IRR
-10.73%
Listed 63d ago
Fraser Place, Aberdeen, AB25
flat · 1 bed · 1 bath
£85,000
est £538 · 7.60% gross
Priced below market
1 / 14
50/100
Caution
Real 11.68% — fundamentals work.
Priced below market -44% vs 10 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.60% Return before costs — above-market
Price
£85K
44% below sold comps
Return before costs (best)
11.68%
Council
Bedrooms
1
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: £500–£579/mo · n=113
Financing
DepositYour cash in — the rest is the mortgage25% · £21,250
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 (£5,348–£9,982 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £63,750 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
-£280
after mortgage, operating costs & tax
Rent in£538/mo gross
£517/mo collected · £21/mo lost to voids
Where it goes
£345Mortgage£452Costs
Outgoings exceed rent — you top up £280/mo
Mortgage£345
Costs£452
Management£54
Maintenance£67
Insurance£20
CapEx reserve£27
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£280
Returns
Return before costs on price7.60%
Cash return on cash-8.50%
Gross margin£66
Cash needed£39,455
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.50
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 £474/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Aberdeen and Shire
- LHA monthly cap:
- £474
- 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 | £6,456 | £5,419 | £4,144 | £0 | £0 | -£3,107 | -£3,107 |
| Year 2 | £6,650 | £5,581 | £4,144 | £0 | £0 | -£3,076 | -£6,182 |
| Year 3 | £6,849 | £5,749 | £4,144 | £0 | £0 | -£3,043 | -£9,226 |
| Year 4 | £7,055 | £5,921 | £4,144 | £0 | £0 | -£3,010 | -£12,236 |
| Year 5 | £7,266 | £6,099 | £4,144 | £0 | £0 | -£2,976 | -£15,213 |
Rent by the room upside
What we verified
3207
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▾
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 26.5%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£829
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£15,213
Acquisition costs
25% deposit£21,250
Stamp duty£6,800
Refurb£7,130
Legal + survey£2,000
Mortgage + broker£2,275
Cash needed£39,455
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
The Property Fantastic opportunity to purchase this spacious one-bedroom flat, ideally situated in Aberdeen. Offering well-proportioned accommodation throughout, this property is an excellent choice for first-time buyers, professionals, or investors.
Property can be available fully furnished.
The accommodation comprises a bright and welcoming lounge, a well-appointed kitchen with ample storage and workspace, a generous double bedroom, and a family bathroom. The property ben…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice