Inverness · IV36 3QJ · 2-bed
Flat 4, Culbin Sands Apartments, Findhorn, Forres, Morayshire
© OpenStreetMap · click to open in maps
Asking price
£185,000
Verdict
Overpriced by £17,496 vs 2-bed homes nearby
What you could do with it
Estimated gross yields from current rental comps. Numbers are pre-cost — service, voids, mortgage, management still come off these.
LHA / Section 8
Best fit£873/mo
5.7% gross yield
Council-paid tenant. Stable rent, longer tenancies, slight discount to market.
Council lease
£742/mo
4.8% gross yield
3–5 yr guaranteed-rent lease to a housing association. Hands-off.
Who is this for?
Quick read across the buyer personas. ✅ = good fit · ⚠ = workable with caveats · ❌ = look elsewhere.
Family home
2-bed but EPC unknown — factor retrofit cost or budget for it.
Standard BTL
No reliable rent estimate for this area — verify before committing.
Buy + rent later
Rent wouldn't cover mortgage — selling to exit may be your only option.
The numbers
Scotland (LBTT) · 75% LTV mortgage at 5.5% over 25 years (capital repayment).
Stamp duty
First-time buyer
£800
Home mover
£800
2nd home / BTL
£11,900
Mortgage @ 75% LTV
- Loan
- £138,750
- Deposit
- £46,250
- Per month
- £852
Cash you'd need to walk in (deposit + investor SDLT, before legal/survey): £58,150
Should you pay this?
Asking price is roughly £17,496 above what 2-bed homes typically go for here.
You're paying £185,000. Comparable 2-bed homes in this area suggest a market price of around £167,504.
Contains HM Land Registry data © Crown copyright and database right.
What it'd rent for
We don't have enough rental comparables for this area to give you a confident estimate yet. Cross-check on Rightmove's Rents tab or OpenRent before relying on yield assumptions.
Property features
- []
Loading nearby sold…
5-year price trend
Crime risk
Flood risk
Schools & Ofsted
Catchment area is the #1 driver of family-let demand and exit liquidity in the suburbs. Verify the local primary + secondary ratings before offering — an Outstanding catchment can add 5–10% to £/sqft; Inadequate is a permanent drag.
- All schools within 2 miles (DfE GIAS) — official register, last Ofsted, type
- Ofsted reports for IV36 3QJ — full inspection reports + history
- Catchment visualiser (Locrating) — free-tier school-catchment map
Catchments aren't published nationally; many schools use distance-from-school as the deciding factor. The links above give you the official data; only the local authority can confirm a specific year's catchment boundary.
Area pulse
- 2,175 new listings here in the last month — good comparable supply.
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