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Year 5 disposal
⊞ View all 29
10/ 100
Weak
6.01% return before costs — verify the rent + comps locally.
Why it works
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£382/mo — significantly negative — real recurring drain
- -5.1% 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
−£382/mo
You top up £382/mo
Price vs market
Above comparable sales
+66% vs 3 sold
Return · IRR
-5.1%/yr
Loses money over 5 years
Cash to get in
£134K
Deposit + fees + refurb
Price £315KReturn before costs on price 6.01%5-yr return on cash -12%Rent est. £1,577 (£1,311–£1,897)
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: £1,311–£1,897/mo · n=117
Financing
DepositYour cash in — the rest is the mortgage25% · £78,750
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 (£11,972–£22,347 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £236,250 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
-£382
after mortgage, operating costs & tax
Rent in£1,577/mo gross
£1,516/mo collected · £61/mo lost to voids
Where it goes
£1,280Mortgage£619Costs
Outgoings exceed rent — you top up £382/mo
Mortgage£1,280
Costs£619
Management£158
Maintenance£67
Insurance£28
CapEx reserve£79
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£382
Returns
Return before costs on price6.01%
Cash return on cash-3.43%
Gross margin£898
Cash needed£133,512
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.18
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 | £18,924 | £7,422 | £15,356 | £0 | £0 | -£3,854 | -£3,854 |
| Year 2 | £19,492 | £7,645 | £15,356 | £0 | £0 | -£3,509 | -£7,364 |
| Year 3 | £20,076 | £7,874 | £15,356 | £0 | £0 | -£3,154 | -£10,518 |
| Year 4 | £20,679 | £8,110 | £15,356 | £0 | £0 | -£2,788 | -£13,305 |
| Year 5 | £21,299 | £8,354 | £15,356 | £0 | £0 | -£2,411 | -£15,716 |
Disposal gain (gross)-£24,946
CGT£0
Net Disposal proceeds£339,091
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand C
MEES 2030 compliance
C required for new tenancies
PASS
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 profileStudent let
Tenant profilelikely cohortG3 6EQ · 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 · 990 sqft
£28k–£56k
£ per sqft
building cost only
£29–£56
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£6,930–£12,870
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,890–£20,790
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
£225,000 in 2014 → £315,000 asking
+40.0%in 12y
- 2014£225,000—
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 — -£156/mo · £226/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 | 6.01% | -£382 | £133,512 | -11.8% | Low | Feasible |
| Housing-benefit rent | 3.23% | -£1,031 | £133,512 | -42.5% | Med | Feasible |
| ⭐ Council lease | 6.01% | -£156 | £133,512 | -3.9% | Low | Feasible |
| Refurb & refinance | 6.01% | -£382 | £155,647 | -10.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£374 | £370,422 | 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
-£64/mo cash flow vs Rent it out if converted to Rent by the room
9.14% Return before costs on price converted vs 6.01% as-is
As-is Rent it out
Monthly profit-£154
Return before costs on price6.01%
Cash needed£90,648
If converted to Rent by the room
Monthly profit-£218
Return before costs on price9.14%
Cash needed£106,648
Δ vs Rent it out Monthly profit-£64
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
£57,630–£106,330full refurb + room split
What's in this cost
- Kitchen£9,000–£18,000
- 2 × bathroom£12,000–£22,000
- Rewire£3,960–£6,930
- Replumb£2,970–£5,940
- Windows£9,900–£17,820
- Paint + decor£7,920–£13,860
- Flooring£11,880–£21,780
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£18,924
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£4,582
Exit costs
Projected sale price (5y · 2%/yr growth)£347,785
Capital gain (pre-CGT)£32,785
Sale costs (~2.5%)£8,695
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-£15,716
Rates as of Oct 2024
Acquisition costs
£133,512cash neededPurchase price£315,000
Deposit (25%)£78,750
Stamp duty+8% Additional Dwelling Supplement (ADS)£30,550
Refurb£15,962
Legal + survey£2,525
Mortgage fees£5,725
Total cash neededdeposit + costs (loan covers the rest)£133,512
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Occupying a garden level position within an elegant, converted townhouse in the highly desirable Park district, this exceptionally appealing two-bedroom apartment offers a wonderful combination of generous accommodation, modern specification and private outdoor space. Extending to approximately 990 square ft, the property has been thoughtfully upgraded and beautifully maintained throughout, creating a stylish home that is ready for immediate occupation.
The accommodation is…
Floor plans
Nearby active comparables20 rentals
Comparable rentals
G3 · same beds + typeMedian nearby: £1,675/mo · 20 of 20 already let+£98 vs our est
- Ashley Street, Glasgow, G3Let2b£1,400/moMay 2026
- 30 Anderston Quay, Glasgow, G3Let2b£1,954/moMay 2026
- 30 Anderston Quay, Glasgow, G3Let2b£1,759/moMay 2026
- Beltane Street, Finnieston, Glasgow,…Let2b£1,195/moMay 2026
- Warroch Place, Glasgow, G3Let2b£1,759/moMay 2026
- Anderston Quay, Glasgow, G3Let2b£2,074/moMay 2026
- Dalian, St. Vincent Street, Glasgow,…Let2b£1,650/moMay 2026
- 177 Finnieston Street, Glasgow, G3 8HELet2b£1,400/moMay 2026
- Elliot Street, Finnieston, GlasgowLet2b£1,600/moMay 2026
- 30 Anderston Quay, Glasgow, G3Let2b£1,879/moMay 2026
- Woodlands Terrace, Glasgow, G3Let2b£1,700/moMay 2026
- Buccleuch Street, Garnethill, Glasgow…Let2b£1,400/moMay 2026
- at Property Sense, Apartment 0901, 30…Let2b£1,879/moMay 2026
- Dalian, St. Vincent Street, Glasgow,…Let2b£1,650/moMay 2026
- Elderslie Street, Finnieston, Glasgow…Let2b£1,250/moMay 2026
- Anderston Quay, Glasgow, G3Let2b£2,074/moMay 2026
- Warroch Place, Glasgow, G3Let2b£1,759/moMay 2026
- Warroch Path, Glasgow, G3Let2b£1,879/moMay 2026
- 30 Anderston Quay, Glasgow, G3Let2b£1,534/moMay 2026
- Berkeley St, Glasgow, G3Let2b£1,350/moMay 2026
Other deals nearby
G3 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Rettie
About this listing
10 days · RightmovePrice history
5-year price trend
Monthly profit
−£382
Cash needed
£134K
Return after costs
-3.43%
IRR
-5.08%
Listed 10d ago
Lynedoch Crescent, Park, Glasgow
flat · 2 bed · 2 bath · 990 sqft
£315,000
est £1,577 · 6.01% gross
EPC C
1 / 29
10/100
Marginal
6.01% — verify the rent + comps locally.
6.01% Return before costs — around the area average for this property type.
Monthly profit −£382/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating C — Min. energy standard 2030 compliant.
Price
£315K
66% above sold comps
Return before costs
6.01%
est rent £1,577/monot enough comparablesRange £1,311–£1,897/mo (Q1–Q3)
Bedrooms
2
2 bath
Energy rating
C
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: £1,311–£1,897/mo · n=117
Financing
DepositYour cash in — the rest is the mortgage25% · £78,750
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 (£11,972–£22,347 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £236,250 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
-£382
after mortgage, operating costs & tax
Rent in£1,577/mo gross
£1,516/mo collected · £61/mo lost to voids
Where it goes
£1,280Mortgage£619Costs
Outgoings exceed rent — you top up £382/mo
Mortgage£1,280
Costs£619
Management£158
Maintenance£67
Insurance£28
CapEx reserve£79
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£382
Returns
Return before costs on price6.01%
Cash return on cash-3.43%
Gross margin£898
Cash needed£133,512
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.18
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 | £18,924 | £7,422 | £15,356 | £0 | £0 | -£3,854 | -£3,854 |
| Year 2 | £19,492 | £7,645 | £15,356 | £0 | £0 | -£3,509 | -£7,364 |
| Year 3 | £20,076 | £7,874 | £15,356 | £0 | £0 | -£3,154 | -£10,518 |
| Year 4 | £20,679 | £8,110 | £15,356 | £0 | £0 | -£2,788 | -£13,305 |
| Year 5 | £21,299 | £8,354 | £15,356 | £0 | £0 | -£2,411 | -£15,716 |
Rent by the room upside
What we verified
4206
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▾
EPCEnergy efficiency ratingC
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£3,071
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£15,716
Acquisition costs
25% deposit£78,750
Stamp duty£30,550
Refurb£15,962
Legal + survey£2,525
Mortgage + broker£5,725
Cash needed£133,512
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
Occupying a garden level position within an elegant, converted townhouse in the highly desirable Park district, this exceptionally appealing two-bedroom apartment offers a wonderful combination of generous accommodation, modern specification and private outdoor space. Extending to approximately 990 square ft, the property has been thoughtfully upgraded and beautifully maintained throughout, creating a stylish home that is ready for immediate occupation.
The accommodation is…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice