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Year 5 disposal
BMV -1%
⊞ View all 8
60/ 100
Solid
Real 14.49% Guaranteed council rent return before costs with manageable risks.
Why it works
- 10.27% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Floor area 366 sqft — small for the type
- Monthly profit −£173/mo — mildly negative — equity build may cover
- -8.2% 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
−£173/mo
You top up £173/mo
Price
£69K
Around comparable sold prices
Return · IRR
-8.2%/yr
Loses money over 5 years
Cash to get in
£34K
Deposit + fees + refurb
Return before costs on price · Guaranteed council rent 14.49%5-yr return on cash -25%Rent est. £586 (£567–£606)
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: £567–£606/mo · n=154
Financing
DepositYour cash in — the rest is the mortgage25% · £17,125
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 (£5,513–£10,291 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £51,375 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
-£173
after mortgage, operating costs & tax
Rent in£586/mo gross
£563/mo collected · £23/mo lost to voids
Where it goes
£278Mortgage£458Costs
Outgoings exceed rent — you top up £173/mo
Mortgage£278
Costs£458
Management£59
Maintenance£67
Insurance£20
CapEx reserve£29
Voids + council tax£4
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£173
Returns
Return before costs on price10.27%
Cash return on cash-6.11%
Gross margin£105
Cash needed£33,984
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.02
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 | £7,032 | £5,497 | £3,339 | £0 | £0 | -£1,805 | -£1,805 |
| Year 2 | £7,243 | £5,662 | £3,339 | £0 | £0 | -£1,759 | -£3,563 |
| Year 3 | £7,460 | £5,832 | £3,339 | £0 | £0 | -£1,711 | -£5,275 |
| Year 4 | £7,684 | £6,007 | £3,339 | £0 | £0 | -£1,662 | -£6,937 |
| Year 5 | £7,915 | £6,187 | £3,339 | £0 | £0 | -£1,612 | -£8,549 |
Disposal gain (gross)-£9,592
CGT£0
Net Disposal proceeds£73,739
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 profileMixed demand
Tenant profilelikely cohortAB10 6XS · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Aberdeen · 3 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 · 366 sqft
£14k–£28k
£ per sqft
building cost only
£38–£76
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£2,562–£4,758
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£4,026–£7,686
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history46d on marketno cuts yet
Strategy matrix
Council lease wins — -£146/mo · £27/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 | 10.27% | -£173 | £33,984 | -25.2% | Low | Feasible |
| Housing-benefit rent | 8.30% | -£296 | £33,984 | -45.5% | Med | Feasible |
| ⭐ Council lease | 10.27% | -£146 | £33,984 | -24.4% | Low | Feasible |
| Refurb & refinance | 10.27% | -£173 | £40,349 | -21.2% | Med | Feasible |
| Short-stay let / Airbnb | 1.21% | -£624 | £33,984 | -113.7% | High | Feasible |
| Buy, improve & sell | 0.00% | -£366 | £86,271 | -5% | 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
+£599/mo cash flow vs Rent it out if converted to Rent by the room
42.04% Return before costs on price converted vs 10.27% as-is
As-is Rent it out
Monthly profit+£4
Return before costs on price10.27%
Cash needed£29,023
If converted to Rent by the room
Monthly profit+£604
Return before costs on price42.04%
Cash needed£45,023
Δ vs Rent it out Monthly profit+£599
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 57.8%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£7,032
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,075
Exit costs
Projected sale price (5y · 2%/yr growth)£75,630
Capital gain (pre-CGT)£7,130
Sale costs (~2.5%)£1,891
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-£8,549
Rates as of Oct 2024
Acquisition costs
£33,984cash neededPurchase price£68,500
Deposit (25%)£17,125
Stamp duty+8% Additional Dwelling Supplement (ADS)£5,480
Refurb£7,351
Legal + survey£2,000
Mortgage fees£2,028
Total cash neededdeposit + costs (loan covers the rest)£33,984
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Head on down to Hartington Road 29 this Attic Floor Left property offers an excellent opportunity to acquire a well-positioned property in a convenient and established residential location. The property enjoys easy access to the wealth of amenities available throughout the surrounding area, while Aberdeen city centre is within comfortable reach, making this an appealing choice for professionals, first-time buyers and investors alike. The location combines the convenience…
Floor plans
Listing metarightmove · Martin & Co
About this listing
46 days · RightmovePrice history
5-year price trend
Monthly profit
−£173
Cash needed
£34K
Return after costs
-6.11%
IRR
-8.24%
Listed 46d ago
Hartington Road, Attic Floor Left, Aberdeen
flat · 1 bed · 1 bath · 366 sqft
£68,500
est £586 · 10.27% gross
Priced below market
1 / 8
60/100
Solid
Real 14.49% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.27% Return before costs — above-market
Price
£69K
1% below sold comps
Return before costs (best)
14.49%
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: £567–£606/mo · n=154
Financing
DepositYour cash in — the rest is the mortgage25% · £17,125
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 (£5,513–£10,291 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £51,375 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
-£173
after mortgage, operating costs & tax
Rent in£586/mo gross
£563/mo collected · £23/mo lost to voids
Where it goes
£278Mortgage£458Costs
Outgoings exceed rent — you top up £173/mo
Mortgage£278
Costs£458
Management£59
Maintenance£67
Insurance£20
CapEx reserve£29
Voids + council tax£4
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£173
Returns
Return before costs on price10.27%
Cash return on cash-6.11%
Gross margin£105
Cash needed£33,984
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.02
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 | £7,032 | £5,497 | £3,339 | £0 | £0 | -£1,805 | -£1,805 |
| Year 2 | £7,243 | £5,662 | £3,339 | £0 | £0 | -£1,759 | -£3,563 |
| Year 3 | £7,460 | £5,832 | £3,339 | £0 | £0 | -£1,711 | -£5,275 |
| Year 4 | £7,684 | £6,007 | £3,339 | £0 | £0 | -£1,662 | -£6,937 |
| Year 5 | £7,915 | £6,187 | £3,339 | £0 | £0 | -£1,612 | -£8,549 |
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 57.8%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£668
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£8,549
Acquisition costs
25% deposit£17,125
Stamp duty£5,480
Refurb£7,351
Legal + survey£2,000
Mortgage + broker£2,028
Cash needed£33,984
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
Head on down to Hartington Road 29 this Attic Floor Left property offers an excellent opportunity to acquire a well-positioned property in a convenient and established residential location. The property enjoys easy access to the wealth of amenities available throughout the surrounding area, while Aberdeen city centre is within comfortable reach, making this an appealing choice for professionals, first-time buyers and investors alike. The location combines the convenience…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice