Skip to main contenthow this is calculated →
Year 5 disposal
⊞ View all 13
60/ 100
Solid
Real 13.18% Guaranteed council rent return before costs with manageable risks.
Why it works
- 11.34% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Auction lot — bridging-only finance, 28-day completion
- Monthly profit −£66/mo — mildly negative — equity build may cover
- -2.9% 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
−£66/mo
You top up £66/mo
Price vs market
Above comparable sales
+6% vs 4 sold
Return · IRR
-2.9%/yr
Loses money over 5 years
Cash to get in
£44K
Deposit + fees + refurb
Price £85KReturn before costs on price · Guaranteed council rent 13.18%5-yr return on cash -2%Rent est. £803 (£750–£860)
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: £750–£860/mo · n=178
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 (£8,970–£16,744 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
-£66
after mortgage, operating costs & tax
Rent in£803/mo gross
£772/mo collected · £31/mo lost to voids
Where it goes
£345Mortgage£493Costs
Outgoings exceed rent — you top up £66/mo
Mortgage£345
Costs£493
Management£80
Maintenance£67
Insurance£20
CapEx reserve£40
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£66
Returns
Return before costs on price11.34%
Cash return on cash-1.79%
Gross margin£279
Cash needed£44,285
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.24
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 | £9,636 | £5,912 | £4,144 | £0 | £0 | -£420 | -£420 |
| Year 2 | £9,925 | £6,090 | £4,144 | £0 | £0 | -£308 | -£729 |
| Year 3 | £10,223 | £6,272 | £4,144 | £0 | £0 | -£193 | -£922 |
| Year 4 | £10,530 | £6,461 | £4,144 | £0 | £0 | -£75 | -£997 |
| Year 5 | £10,845 | £6,654 | £4,144 | £0 | £9 | £38 | -£959 |
Disposal gain (gross)-£14,259
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
OK
Floor
EWS1 typically required above 18m
Floor 0
Lender impact
Ground floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
Mortgageable
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 cohortAB24 5JS · 2 bed
Primary profile
Student let
Nearest university
for student-let assessment
University of Aberdeen · 1.6 km
Reason
1.6 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 · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,670–£10,530
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,910–£17,010
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 history46d on marketno cuts yet
Strategy matrix
Council lease wins — -£29/mo · £37/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 | 11.34% | -£66 | £44,285 | -2.2% | Low | Feasible |
| Housing-benefit rent | 9.15% | -£236 | £44,285 | -23.8% | Med | Feasible |
| ⭐ Council lease | 11.34% | -£29 | £44,285 | -1.3% | Low | Feasible |
| Refurb & refinance | 11.34% | -£66 | £53,319 | -1.8% | Med | Feasible |
| Short-stay let / Airbnb | 10.50% | -£291 | £44,285 | -38.8% | High | Feasible |
| Buy, improve & sell | 0.00% | -£366 | £110,544 | -8% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
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 £648/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Aberdeen and Shire
- LHA monthly cap:
- £648
- 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
+£457/mo cash flow vs Rent it out if converted to Rent by the room
33.88% Return before costs on price converted vs 11.34% as-is
As-is Rent it out
Monthly profit+£95
Return before costs on price11.34%
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+£457
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
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£27,086–£51,000full refurb + room split
⚠️ Capped at 60% of £85,000 asking (£51,000). Raw model: £42,690–£80,380. Verify with a surveyor before offering.
What's in this cost
- Kitchen£5,482–£10,964
- 1 × bathroom£3,617–£6,630
- Rewire£2,056–£3,598
- Replumb£1,542–£3,084
- Windows£5,139–£9,251
- Paint + decor£3,598–£6,681
- Flooring£5,653–£10,793
Comparables
sold within 0.5 miWide · CV 30.0%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£9,636
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£791
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-£959
Rates as of Oct 2024
Acquisition costs
£44,285cash neededPurchase price£85,000
Deposit (25%)£21,250
Stamp duty+8% Additional Dwelling Supplement (ADS)£6,800
Refurb£11,960
Legal + survey£2,000
Mortgage fees£2,275
Total cash neededdeposit + costs (loan covers the rest)£44,285
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Two bedroom ground floor flat
This well-maintained two-bedroom ground floor apartment is situated within the popular Urquhart Court development in Aberdeen’s desirable Beach area. The property is fully double glazed and benefits from gas central heating, making it an ideal choice for a first-time buyer or investor. Access is provided via a secure entry system into a well-kept communal hallway, with the apartment itself offering a welcoming entrance hall with useful storage.…
Floor plans
Listing metarightmove · Auction House Scotland
About this listing
46 days · RightmovePrice history
5-year price trend
Monthly profit
−£66
Cash needed
£44K
Return after costs
-1.79%
IRR
-2.91%
Listed 46d ago
71 Urquhart Court, 105 Urquhart Road, Aberdeen
flat · 2 bed · 1 bath
£85,000
est £803 · 11.34% gross
1 / 13
60/100
Solid
Real 13.18% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
11.34% Return before costs — above-market
Price
£85K
6% above sold comps
Return before costs (best)
13.18%
Council
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: £750–£860/mo · n=178
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 (£8,970–£16,744 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
-£66
after mortgage, operating costs & tax
Rent in£803/mo gross
£772/mo collected · £31/mo lost to voids
Where it goes
£345Mortgage£493Costs
Outgoings exceed rent — you top up £66/mo
Mortgage£345
Costs£493
Management£80
Maintenance£67
Insurance£20
CapEx reserve£40
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£66
Returns
Return before costs on price11.34%
Cash return on cash-1.79%
Gross margin£279
Cash needed£44,285
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.24
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 £648/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Aberdeen and Shire
- LHA monthly cap:
- £648
- 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 | £9,636 | £5,912 | £4,144 | £0 | £0 | -£420 | -£420 |
| Year 2 | £9,925 | £6,090 | £4,144 | £0 | £0 | -£308 | -£729 |
| Year 3 | £10,223 | £6,272 | £4,144 | £0 | £0 | -£193 | -£922 |
| Year 4 | £10,530 | £6,461 | £4,144 | £0 | £0 | -£75 | -£997 |
| Year 5 | £10,845 | £6,654 | £4,144 | £0 | £9 | £38 | -£959 |
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 30.0%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-£959
Acquisition costs
25% deposit£21,250
Stamp duty£6,800
Refurb£11,960
Legal + survey£2,000
Mortgage + broker£2,275
Cash needed£44,285
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
Two bedroom ground floor flat
This well-maintained two-bedroom ground floor apartment is situated within the popular Urquhart Court development in Aberdeen’s desirable Beach area. The property is fully double glazed and benefits from gas central heating, making it an ideal choice for a first-time buyer or investor. Access is provided via a secure entry system into a well-kept communal hallway, with the apartment itself offering a welcoming entrance hall with useful storage.…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice