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Year 5 disposal
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60/ 100
Solid
Real 11.60% return before costs with manageable risks.
Why it works
- 11.60% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Monthly profit −£68/mo — mildly negative — equity build may cover
- -3.2% 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.
- 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
−£68/mo
You top up £68/mo
Price
£80K
No local sold comps to compare
Return · IRR
-3.2%/yr
Loses money over 5 years
Cash to get in
£42K
Deposit + fees + refurb
Return before costs on price 11.60%5-yr return on cash -3%Rent est. £773 (£699–£855)
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: £699–£855/mo · n=112
Financing
DepositYour cash in — the rest is the mortgage25% · £20,000
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 (£8,411–£15,701 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £60,000 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
-£68
after mortgage, operating costs & tax
Rent in£773/mo gross
£743/mo collected · £30/mo lost to voids
Where it goes
£325Mortgage£486Costs
Outgoings exceed rent — you top up £68/mo
Mortgage£325
Costs£486
Management£77
Maintenance£67
Insurance£20
CapEx reserve£39
Voids + council tax£4
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£68
Returns
Return before costs on price11.59%
Cash return on cash-1.95%
Gross margin£257
Cash needed£41,815
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.29
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 | £9,276 | £5,833 | £3,900 | £0 | £0 | -£457 | -£457 |
| Year 2 | £9,554 | £6,008 | £3,900 | £0 | £0 | -£354 | -£812 |
| Year 3 | £9,841 | £6,189 | £3,900 | £0 | £0 | -£248 | -£1,059 |
| Year 4 | £10,136 | £6,374 | £3,900 | £0 | £0 | -£138 | -£1,197 |
| Year 5 | £10,440 | £6,566 | £3,900 | £0 | £0 | -£25 | -£1,223 |
Disposal gain (gross)-£13,497
CGT£0
Net Disposal proceeds£86,118
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 cohortDD3 6PD · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Edinburgh · 59.8 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
2-bed · 1-bath · 646 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£4,522–£8,398
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£7,106–£13,566
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history10d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£75,000 in 2024 → £80,000 asking
+6.7%in 2y
- 2024£75,000—
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 — -£34/mo · £34/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 | 11.59% | -£68 | £41,815 | -2.9% | Low | Feasible |
| Housing-benefit rent | 9.20% | -£238 | £41,815 | -26.1% | Med | Feasible |
| ⭐ Council lease | 11.59% | -£34 | £41,815 | -2.3% | Low | Feasible |
| Refurb & refinance | 11.59% | -£68 | £50,301 | -2.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £104,101 | -8% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Dundee and Angus · cap £613/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Dundee and Angus
- LHA monthly cap:
- £613
- 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
+£477/mo cash flow vs Rent it out if converted to Rent by the room
36.00% Return before costs on price converted vs 11.59% as-is
As-is Rent it out
Monthly profit+£91
Return before costs on price11.59%
Cash needed£31,898
If converted to Rent by the room
Monthly profit+£567
Return before costs on price36.00%
Cash needed£47,898
Δ vs Rent it out Monthly profit+£477
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
£25,439–£48,000full refurb + room split
⚠️ Capped at 60% of £80,000 asking (£48,000). Raw model: £36,950–£69,720. Verify with a surveyor before offering.
What's in this cost
- Kitchen£5,948–£11,897
- 1 × bathroom£3,924–£7,194
- Rewire£1,779–£3,113
- Replumb£1,334–£2,669
- Windows£4,448–£8,006
- Paint + decor£3,113–£5,782
- Flooring£4,892–£9,340
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score30 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Tax treatment
Annual gross rent£9,276
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£814
Exit costs
Projected sale price (5y · 2%/yr growth)£88,326
Capital gain (pre-CGT)£8,326
Sale costs (~2.5%)£2,208
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-£1,223
Rates as of Oct 2024
Acquisition costs
£41,815cash neededPurchase price£80,000
Deposit (25%)£20,000
Stamp duty+8% Additional Dwelling Supplement (ADS)£6,400
Refurb£11,215
Legal + survey£2,000
Mortgage fees£2,200
Total cash neededdeposit + costs (loan covers the rest)£41,815
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
ACCOMMODATION COMPRISING: ENTRANCE HALLWAY & STORAGE BOXROOM, BATHROOM, 2 BEDROOMS (FITTED WARDROBES), LOUNGE & DINING, GALLEY-STYLE KITCHEN.
This well presented, bright and airy, two bedroom APARTMENT is ideally situated within a popular residential area, within reach of the varied amenities and services of Dundee City centre. The Apartment offers well proportioned accommodation and enjoys the benefits of Electric storage heating, Double glazing and has ample storage throug…
Floor plans
Listing metarightmove · Connelly Yeoman
About this listing
10 days · RightmovePrice history
5-year price trend
Monthly profit
−£68
Cash needed
£42K
Return after costs
-1.95%
IRR
-3.17%
Listed 10d ago
25 Kinloch Street, Dundee, DD3 6PD
flat · 2 bed · 1 bath · 646 sqft
£80,000
est £773 · 11.60% gross
1 / 16
60/100
Solid
Real 11.60% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
11.60% Return before costs — above-market
Price
£80K
Return before costs
11.60%
est rent £773/monot enough comparablesRange £699–£855/mo (Q1–Q3)
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: £699–£855/mo · n=112
Financing
DepositYour cash in — the rest is the mortgage25% · £20,000
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 (£8,411–£15,701 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £60,000 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
-£68
after mortgage, operating costs & tax
Rent in£773/mo gross
£743/mo collected · £30/mo lost to voids
Where it goes
£325Mortgage£486Costs
Outgoings exceed rent — you top up £68/mo
Mortgage£325
Costs£486
Management£77
Maintenance£67
Insurance£20
CapEx reserve£39
Voids + council tax£4
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£68
Returns
Return before costs on price11.59%
Cash return on cash-1.95%
Gross margin£257
Cash needed£41,815
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.29
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Dundee and Angus · cap £613/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Dundee and Angus
- LHA monthly cap:
- £613
- 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 | £9,276 | £5,833 | £3,900 | £0 | £0 | -£457 | -£457 |
| Year 2 | £9,554 | £6,008 | £3,900 | £0 | £0 | -£354 | -£812 |
| Year 3 | £9,841 | £6,189 | £3,900 | £0 | £0 | -£248 | -£1,059 |
| Year 4 | £10,136 | £6,374 | £3,900 | £0 | £0 | -£138 | -£1,197 |
| Year 5 | £10,440 | £6,566 | £3,900 | £0 | £0 | -£25 | -£1,223 |
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£780
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£1,223
Acquisition costs
25% deposit£20,000
Stamp duty£6,400
Refurb£11,215
Legal + survey£2,000
Mortgage + broker£2,200
Cash needed£41,815
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
ACCOMMODATION COMPRISING: ENTRANCE HALLWAY & STORAGE BOXROOM, BATHROOM, 2 BEDROOMS (FITTED WARDROBES), LOUNGE & DINING, GALLEY-STYLE KITCHEN.
This well presented, bright and airy, two bedroom APARTMENT is ideally situated within a popular residential area, within reach of the varied amenities and services of Dundee City centre. The Apartment offers well proportioned accommodation and enjoys the benefits of Electric storage heating, Double glazing and has ample storage throug…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice