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Year 5 disposal
⊞ View all 46
11/ 100
Weak
6.05% return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£370/mo — significantly negative — real recurring drain
- -4.8% 5y IRR — capital outlay disproportionate to returns
- No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£370/mo
You top up £370/mo
Price vs market
Above comparable sales
+123% vs 5 sold
Return · IRR
-4.8%/yr
Loses money over 5 years
Cash to get in
£146K
Deposit + fees + refurb
Price £339KReturn before costs on price 6.05%5-yr return on cash -10%Rent est. £1,710 (£1,399–£2,090)
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: £1,399–£2,090/mo · n=103
Financing
DepositYour cash in — the rest is the mortgage25% · £84,750
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 (£13,979–£26,095 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £254,250 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
-£370
after mortgage, operating costs & tax
Rent in£1,710/mo gross
£1,644/mo collected · £66/mo lost to voids
Where it goes
£1,377Mortgage£637Costs
Outgoings exceed rent — you top up £370/mo
Mortgage£1,377
Costs£637
Management£171
Maintenance£67
Insurance£28
CapEx reserve£86
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£370
Returns
Return before costs on price6.05%
Cash return on cash-3.03%
Gross margin£1,008
Cash needed£146,369
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.19
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 | £20,520 | £7,639 | £16,526 | £0 | £0 | -£3,645 | -£3,645 |
| Year 2 | £21,136 | £7,868 | £16,526 | £0 | £0 | -£3,259 | -£6,904 |
| Year 3 | £21,770 | £8,104 | £16,526 | £0 | £0 | -£2,861 | -£9,765 |
| Year 4 | £22,423 | £8,347 | £16,526 | £0 | £0 | -£2,451 | -£12,216 |
| Year 5 | £23,095 | £8,598 | £16,526 | £0 | £0 | -£2,029 | -£14,244 |
Disposal gain (gross)-£29,608
CGT£0
Net Disposal proceeds£364,926
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
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 cohortG3 7YR · 2 bed
Primary profile
Student let
Nearest university
for student-let assessment
University of Glasgow · 0.9 km
Reason
0.9 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 · 1184 sqft
£32k–£62k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£8,288–£15,392
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£13,024–£24,864
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history16d on marketno cuts yet
Strategy matrix
Council lease wins — -£127/mo · £243/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 | 6.05% | -£370 | £146,369 | -9.7% | Low | Feasible |
| Housing-benefit rent | 3.00% | -£1,125 | £146,369 | -42.6% | Med | Feasible |
| ⭐ Council lease | 6.05% | -£127 | £146,369 | -2.1% | Low | Feasible |
| Refurb & refinance | 6.05% | -£370 | £170,775 | -8.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£374 | £401,990 | 2% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
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
Rent by the room conversion upside
-£172/mo cash flow vs Rent it out if converted to Rent by the room
8.50% Return before costs on price converted vs 6.05% as-is
As-is Rent it out
Monthly profit-£139
Return before costs on price6.05%
Cash needed£96,648
If converted to Rent by the room
Monthly profit-£312
Return before costs on price8.50%
Cash needed£112,648
Δ vs Rent it out Monthly profit-£172
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
£64,808–£119,328full refurb + room split
What's in this cost
- Kitchen£9,000–£18,000
- 2 × bathroom£12,000–£22,000
- Rewire£4,736–£8,288
- Replumb£3,552–£7,104
- Windows£11,840–£21,312
- Paint + decor£9,472–£16,576
- Flooring£14,208–£26,048
Comparables
sold within 0.5 miWide · CV 43.6%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£20,520
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£4,434
Exit costs
Projected sale price (5y · 2%/yr growth)£374,283
Capital gain (pre-CGT)£35,283
Sale costs (~2.5%)£9,357
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-£14,244
Rates as of Oct 2024
Acquisition costs
£146,369cash neededPurchase price£339,000
Deposit (25%)£84,750
Stamp duty+8% Additional Dwelling Supplement (ADS)£34,370
Refurb£18,639
Legal + survey£2,525
Mortgage fees£6,085
Total cash neededdeposit + costs (loan covers the rest)£146,369
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Presented to a stunning specification throughout, having been professionally upgraded and refined to an exceptional standard, this main door two-bedroom upper mews conversion offers luxurious living accommodation which has been comprehensively re-fitted to an exacting standard. The result is new-home quality accommodation within an elegant traditional building, discreetly accessed from a cobbled lane in a peaceful corner of Glasgow's renowned Park District. Woodside Terrace L…
Floor plans
Listing metarightmove · Rettie
About this listing
16 days · RightmovePrice history
5-year price trend
Monthly profit
−£370
Cash needed
£146K
Return after costs
-3.03%
IRR
-4.79%
Listed 16d ago
Woodside Terrace Lane, Park, Glasgow
flat · 2 bed · 2 bath · 1,184 sqft
£339,000
est £1,710 · 6.05% gross
EPC D
1 / 46
11/100
Marginal
6.05% — verify the rent + comps locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£339K
123% above sold comps
Return before costs
6.05%
est rent £1,710/monot enough comparablesRange £1,399–£2,090/mo (Q1–Q3)
Bedrooms
2
2 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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: £1,399–£2,090/mo · n=103
Financing
DepositYour cash in — the rest is the mortgage25% · £84,750
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 (£13,979–£26,095 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £254,250 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
-£370
after mortgage, operating costs & tax
Rent in£1,710/mo gross
£1,644/mo collected · £66/mo lost to voids
Where it goes
£1,377Mortgage£637Costs
Outgoings exceed rent — you top up £370/mo
Mortgage£1,377
Costs£637
Management£171
Maintenance£67
Insurance£28
CapEx reserve£86
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£370
Returns
Return before costs on price6.05%
Cash return on cash-3.03%
Gross margin£1,008
Cash needed£146,369
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.19
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
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 | £20,520 | £7,639 | £16,526 | £0 | £0 | -£3,645 | -£3,645 |
| Year 2 | £21,136 | £7,868 | £16,526 | £0 | £0 | -£3,259 | -£6,904 |
| Year 3 | £21,770 | £8,104 | £16,526 | £0 | £0 | -£2,861 | -£9,765 |
| Year 4 | £22,423 | £8,347 | £16,526 | £0 | £0 | -£2,451 | -£12,216 |
| Year 5 | £23,095 | £8,598 | £16,526 | £0 | £0 | -£2,029 | -£14,244 |
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 areaNot stated on the listing
Building condition▾
EPC~£3,000–£7,000 to upgrade to CD
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 43.6%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,305
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£14,244
Acquisition costs
25% deposit£84,750
Stamp duty£34,370
Refurb£18,639
Legal + survey£2,525
Mortgage + broker£6,085
Cash needed£146,369
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
Presented to a stunning specification throughout, having been professionally upgraded and refined to an exceptional standard, this main door two-bedroom upper mews conversion offers luxurious living accommodation which has been comprehensively re-fitted to an exacting standard. The result is new-home quality accommodation within an elegant traditional building, discreetly accessed from a cobbled lane in a peaceful corner of Glasgow's renowned Park District. Woodside Terrace L…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice