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Year 5 disposal
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13/ 100
Weak
6.44% return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£290/mo — significantly negative — real recurring drain
- -4.3% 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
−£290/mo
You top up £290/mo
Price vs market
Above comparable sales
+71% vs 3 sold
Return · IRR
-4.3%/yr
Loses money over 5 years
Cash to get in
£134K
Deposit + fees + refurb
Price £325KReturn before costs on price 6.44%5-yr return on cash -7%Rent est. £1,743 (£1,402–£2,167)
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: £1,402–£2,167/mo · n=112
Financing
DepositYour cash in — the rest is the mortgage25% · £81,250
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 (£9,632–£17,980 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £243,750 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£290
after mortgage, operating costs & tax
Rent in£1,743/mo gross
£1,676/mo collected · £67/mo lost to voids
Where it goes
£1,320Mortgage£645Costs
Outgoings exceed rent — you top up £290/mo
Mortgage£1,320
Costs£645
Management£174
Maintenance£67
Insurance£28
CapEx reserve£87
Voids + council tax£10
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£290
Returns
Return before costs on price6.44%
Cash return on cash-2.59%
Gross margin£1,031
Cash needed£134,343
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.27
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 | £20,916 | £7,743 | £15,844 | £0 | £0 | -£2,671 | -£2,671 |
| Year 2 | £21,543 | £7,975 | £15,844 | £0 | £0 | -£2,275 | -£4,946 |
| Year 3 | £22,190 | £8,214 | £15,844 | £0 | £0 | -£1,868 | -£6,815 |
| Year 4 | £22,855 | £8,461 | £15,844 | £0 | £0 | -£1,449 | -£8,264 |
| Year 5 | £23,541 | £8,715 | £15,844 | £0 | £0 | -£1,017 | -£9,281 |
Disposal gain (gross)-£22,362
CGT£0
Net Disposal proceeds£349,856
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
Lender impact
-1th 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 cohortG3 6AN · 2 bed
Primary profile
Student let
Nearest university
for student-let assessment
University of Glasgow · 0.8 km
Reason
0.8 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 · 2-bath · 764 sqft
£24k–£48k
£ per sqft
building cost only
£32–£63
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£5,348–£9,932
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,404–£16,044
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history38d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — +£856/mo · £895/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 | 6.44% | -£290 | £134,343 | -6.9% | Low | Feasible |
| Housing-benefit rent | 3.13% | -£1,075 | £134,343 | -44.2% | Med | Feasible |
| Council lease | 6.44% | -£39 | £134,343 | 1.4% | Low | Feasible |
| Refurb & refinance | 6.44% | -£290 | £155,730 | -6.0% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 17.55% | +£856 | £134,343 | 43.8% | High | Feasible |
| Buy, improve & sell | 0.00% | -£374 | £377,355 | 3% | 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
-£199/mo cash flow vs Rent it out if converted to Rent by the room
8.86% Return before costs on price converted vs 6.44% as-is
As-is Rent it out
Monthly profit-£58
Return before costs on price6.44%
Cash needed£93,148
If converted to Rent by the room
Monthly profit-£257
Return before costs on price8.86%
Cash needed£109,148
Δ vs Rent it out Monthly profit-£199
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
£42,000
Range: £35,700 – £50,400
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£49,268–£91,188full refurb + room split
What's in this cost
- Kitchen£9,000–£18,000
- 2 × bathroom£12,000–£22,000
- Rewire£3,056–£5,348
- Replumb£2,292–£4,584
- Windows£7,640–£13,752
- Paint + decor£6,112–£10,696
- Flooring£9,168–£16,808
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£20,916
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,475
Exit costs
Projected sale price (5y · 2%/yr growth)£358,826
Capital gain (pre-CGT)£33,826
Sale costs (~2.5%)£8,971
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-£9,281
Rates as of Oct 2024
Acquisition costs
£134,343cash neededPurchase price£325,000
Deposit (25%)£81,250
Stamp duty+8% Additional Dwelling Supplement (ADS)£31,850
Refurb£12,843
Legal + survey£2,525
Mortgage fees£5,875
Total cash neededdeposit + costs (loan covers the rest)£134,343
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Flat 5/8 in Park House, at 10 Park Circus Place, is an exceptional two-bedroom apartment set in the Park District.
Entry to the building is through a spacious, well-maintained lobby, leading to lift and stair access to all floors.
This stylish apartment benefits from a double-height lounge. The open plan fitted kitchen with breakfast bar and balcony, enjoys superb views over the Trinity Towers and beyond. There are two double bedrooms, one with an ensuite shower room. The s…
Floor plans
Listing metarightmove · Corum
About this listing
38 days · RightmovePrice history
5-year price trend
Monthly profit
−£290
Cash needed
£134K
Return after costs
-2.59%
IRR
-4.27%
Listed 38d ago
5/8 Park House 10 Park Circus Place, Park, G3 6AN
flat · 2 bed · 2 bath · 764 sqft
£325,000
est £1,743 · 6.44% gross
Conservation area
1 / 26
13/100
Marginal
6.44% — verify the rent + comps locally.
6.44% Return before costs — around the area average for this property type.
Monthly profit −£290/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£325K
71% above sold comps
Return before costs
6.44%
est rent £1,743/mo112 comps within 500 mRange £1,402–£2,167/mo (Q1–Q3)
Bedrooms
2
2 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: £1,402–£2,167/mo · n=112
Financing
DepositYour cash in — the rest is the mortgage25% · £81,250
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 (£9,632–£17,980 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £243,750 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£290
after mortgage, operating costs & tax
Rent in£1,743/mo gross
£1,676/mo collected · £67/mo lost to voids
Where it goes
£1,320Mortgage£645Costs
Outgoings exceed rent — you top up £290/mo
Mortgage£1,320
Costs£645
Management£174
Maintenance£67
Insurance£28
CapEx reserve£87
Voids + council tax£10
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£290
Returns
Return before costs on price6.44%
Cash return on cash-2.59%
Gross margin£1,031
Cash needed£134,343
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.27
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 | £20,916 | £7,743 | £15,844 | £0 | £0 | -£2,671 | -£2,671 |
| Year 2 | £21,543 | £7,975 | £15,844 | £0 | £0 | -£2,275 | -£4,946 |
| Year 3 | £22,190 | £8,214 | £15,844 | £0 | £0 | -£1,868 | -£6,815 |
| Year 4 | £22,855 | £8,461 | £15,844 | £0 | £0 | -£1,449 | -£8,264 |
| Year 5 | £23,541 | £8,715 | £15,844 | £0 | £0 | -£1,017 | -£9,281 |
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£3,169
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£9,281
Acquisition costs
25% deposit£81,250
Stamp duty£31,850
Refurb£12,843
Legal + survey£2,525
Mortgage + broker£5,875
Cash needed£134,343
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
Flat 5/8 in Park House, at 10 Park Circus Place, is an exceptional two-bedroom apartment set in the Park District.
Entry to the building is through a spacious, well-maintained lobby, leading to lift and stair access to all floors.
This stylish apartment benefits from a double-height lounge. The open plan fitted kitchen with breakfast bar and balcony, enjoys superb views over the Trinity Towers and beyond. There are two double bedrooms, one with an ensuite shower room. The s…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice