Free seller tool
Landlord Keep Or Sell Calculator
See what your rental property actually clears in a year once voids, repairs, compliance and the mortgage are counted, then compare it with the equity a sale would release now.
Built for homeowners selling in Scotland
Keep it or sell it?
Rent looks like income until voids, repairs, compliance and the mortgage come off it. Put your real figures in and see what the property actually clears in a year, against the equity a sale would release now.
Enter 0 if owned outright
Of rent, typically 8 to 12
Boilers, damp, decoration, appliances
Per year
Gas safety, EICR, EPC, registration, licensing
Between tenancies
What it would realistically sell for
What the property clears in a year
£817
A net return of 0.6% on the current value, or about £68 a month once every cost is counted.
Keeping it let
Selling now
- Sold with tenants in place if that suits you, so no eviction process
- No further repair bills, safety certificates or empty months
- A fixed completion date, usually within about four weeks
Based on a typical 22% below market value for a tenanted property. Your actual offer depends on condition, location and the tenancy.
On these figures it would take about 134 years of letting to clear what a sale would put in your account now, and that assumes no arrears, no damage and no long empty spells. This is an illustration only. Tax on rental profit and on any gain is not included.
Rent is not profit
Gross rent is the number most landlords quote. The number that matters is what is left after the mortgage, the letting agent, safety certificates, insurance, repairs and the weeks between tenants.
On smaller flats in Scotland it is common for that figure to be far lower than expected, and a single boiler replacement or damp job can wipe out a year of it.
- Landlord registration, gas safety, EICR every five years, EPC and any local licensing all carry a cost
- Void periods hurt twice, because you lose rent and still pay the mortgage and council tax
- Rent arrears and repossession of a tenanted property take months to resolve in the tribunal
Selling with tenants in place
You do not need an empty property to sell to us. A tenanted flat with a reliable tenant can be bought as an investment, which means no eviction process, no notice period and no lost rent while you wait.
On the open market it is different. Most buyers want vacant possession, and mortgage lenders are cautious about tenants in situ, so a tenanted property usually takes longer and attracts fewer offers.
| Route | What it means for a tenanted property |
|---|---|
| Estate agent | Usually needs vacant possession, so notice, void period and lost rent first |
| Auction | Investors will buy tenanted, but fees apply and the price is unpredictable |
| Direct cash sale | Tenancy transfers with the property, rent continues, fixed completion date |
Frequently asked questions
Can I sell my rental property with tenants still living there?
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Yes. We buy tenanted properties and the tenancy simply transfers to us, so your tenant stays and you avoid a notice period and an empty flat.
What is a realistic net yield on a Scottish rental?
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It depends entirely on the mortgage, the condition of the property and how often it sits empty. The calculator shows your own figure once you enter your real costs rather than a national average.
Do I have to tell my tenant I am selling?
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Yes, and it is better done early. Where the tenancy continues after the sale the tenant keeps the same rights, and we can explain that to them directly if it helps.
Will I pay tax on the sale?
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Capital gains tax usually applies to a rental property that was never your main home. Speak to an accountant about your position before you commit to a sale.
