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Year 5 disposal
BMV -22%
⊞ View all 22
63/ 100
Solid
10.37% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 10.37% return before costs — above-market
- Priced below market -22% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- 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
+£156/mo
Barely breaks even each month
Price vs market
Below market value
-22% vs 12 sold · interior unseen
Return · IRR
2.7%/yr
Modest annualised return
Cash left in
£41K
Stays in after refinancing at value
Price £200KCash to buy £82KReturn before costs on price 10.37%5-yr return on cash 19%Rent est. £1,728 (£1,491–£2,003)
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: £1,491–£2,003/mo · n=15
Financing
DepositYour cash in — the rest is the mortgage25% · £50,000
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 (£11,213–£20,930 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £150,000 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£156
after mortgage, operating costs & tax
Rent in£1,728/mo gross
£1,662/mo collected · £66/mo lost to voids
Where it goes
£813Mortgage£656Costs
£156/mo left as profit · 9% of rent kept
Mortgage£813
Costs£656
Management£173
Maintenance£67
Insurance£28
CapEx reserve£86
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£16
Tax£37
Profit+£156
Returns
Return before costs on price10.37%
Cash return on cash2.27%
Gross margin£1,005
Cash needed£82,450
Monthly profit payback44y 1m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.04
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 | £20,736 | £7,876 | £9,750 | £0 | £591 | £2,519 | £2,519 |
| Year 2 | £21,358 | £8,112 | £9,750 | £0 | £664 | £2,832 | £5,351 |
| Year 3 | £21,999 | £8,356 | £9,750 | £0 | £740 | £3,153 | £8,504 |
| Year 4 | £22,659 | £8,606 | £9,750 | £0 | £817 | £3,486 | £11,990 |
| Year 5 | £23,339 | £8,864 | £9,750 | £0 | £898 | £3,826 | £15,816 |
Disposal gain (gross)-£13,154
CGT£0
Net Disposal proceeds£215,296
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
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 constraintsNHLE 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
No schools indexed for this postcode sector.
Investor
Tenant profileMixed demand
Tenant profilelikely cohortBN3 8GE · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Sussex · 7.1 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 · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,670–£10,530
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,910–£17,010
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history519d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — +£1,678/mo · £1,323/mo ahead of Council lease
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 10.37% | +£156 | £82,450 | 19.2% | Low | Feasible |
| Housing-benefit rent | 7.18% | -£310 | £82,450 | -13.2% | Med | Feasible |
| Council lease | 10.37% | +£356 | £82,450 | 30.4% | Low | Feasible |
| Refurb & refinance | 10.37% | +£169 | £98,430 | 16.9% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 33.72% | +£1,678 | £82,450 | 132.9% | High | Feasible |
| Buy, improve & sell | 0.00% | -£374 | £234,430 | 2% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context325 active short-lets nearby
Short-let market context
- 325 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Brighton and Hove · cap £1,197/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Brighton and Hove
- LHA monthly cap:
- £1,197
- Scheme type:
- PSL
- Premium:
- +600% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
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
Local lettings demandby strategyLive area data
Short-stay let64% occupancy
£289/night ADR
Based on 8 short-let comps nearby
Rent by the room conversion upside
-£151/mo cash flow vs Rent it out if converted to Rent by the room
14.40% Return before costs on price converted vs 10.37% as-is
As-is Rent it out
Monthly profit+£339
Return before costs on price10.37%
Cash needed£61,898
If converted to Rent by the room
Monthly profit+£187
Return before costs on price14.40%
Cash needed£77,898
Δ vs Rent it out Monthly profit-£151
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
£55,000
Range: £47,500 – £65,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 67% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 50m (below threshold)
- local council HMO approval rate 67% (343 decisions)
≈0.0% within 50 m vs 10% policy
£58,230–£103,995full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 1 × bathroom£6,750–£12,375
- Rewire£4,725–£7,560
- Replumb£3,780–£6,615
- Windows£10,395–£17,955
- Paint + decor£9,450–£16,065
- Flooring£13,230–£23,625
Comparables
sold within 0.5 miWide · CV 12.0%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Brighton and Hove HMO Article 4
≈0.0% within 50 m vs 10% policy
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- GoodHangleton Primary SchoolPrimary · Academy converter · BN3 8LF
- GoodKing's SchoolSecondary · Free schools · BN3 8BN
- Not ratedWest Blatchington Primary and Nursery SchoolPrimary · Academy converter · BN3 8BN
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
Annual gross rent£20,736
Section 24 credit£0
Annual tax due£591
Post-tax Monthly profit annual£1,722
Exit costs
Projected sale price (5y · 2%/yr growth)£220,816
Capital gain (pre-CGT)£20,816
Sale costs (~2.5%)£5,520
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£15,816
Rates as of Oct 2024
Acquisition costs
£82,450cash neededPurchase price£200,000
Deposit (25%)£50,000
Stamp duty+5% additional-property surcharge£11,500
Refurb£14,950
Legal + survey£2,000
Mortgage fees£4,000
Total cash neededdeposit + costs (loan covers the rest)£82,450
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Peacefully positioned in Hangleton, Hove, this two-bedroom first floor garden flat offers excellent value for somewhere so well connected to the city by road and bus. Internally, the flat requires some cosmetic attention, but this will only add value in a sought-after location while allowing new owners to put their own stamp on the place. The rooms are well-proportioned and versatile for either small families or professionals looking for space to work from home.
With free pa…
Floor plans
Nearby active comparables5 rentals
Comparable rentals
BN3 · same beds + typeMedian nearby: £1,600/mo · 5 of 5 already let-£128 vs our est
- Tisbury Road, Hove, BN3Let2b£1,550/moMay 2026
- Brunswick Terrace, Hove, BN3Let2b£2,499/moMay 2026
- Waterloo Street, Hove, BN3Let2b£1,500/moMay 2026
- Waterloo Street, Hove BN3 1AYLet2b£1,600/moMay 2026
- Livingstone Road, Hove, BN3Let2b£2,900/moMay 2026
Other deals nearby
BN3 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Charters
About this listing
519 days · RightmovePrice history
5-year price trend
Monthly profit
+£156
Cash needed
£82K
Return after costs
2.27%
IRR
2.69%
Listed 519d ago
Poynings Drive, Hove, East Sussex, BN3
flat · 2 bed · 1 bath
£200,000
est £1,728 · 10.37% gross
Priced below market
1 / 22
63/100
Solid
10.37% — verify the rent + comps locally.
Priced below market -22% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.37% Return before costs — above-market
Price
£200K
22% below sold comps
Return before costs
10.37%
est rent £1,728/mo15 comps within 1.5 kmRange £1,491–£2,003/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: £1,491–£2,003/mo · n=15
Financing
DepositYour cash in — the rest is the mortgage25% · £50,000
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 (£11,213–£20,930 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £150,000 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£156
after mortgage, operating costs & tax
Rent in£1,728/mo gross
£1,662/mo collected · £66/mo lost to voids
Where it goes
£813Mortgage£656Costs
£156/mo left as profit · 9% of rent kept
Mortgage£813
Costs£656
Management£173
Maintenance£67
Insurance£28
CapEx reserve£86
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£16
Tax£37
Profit+£156
Returns
Return before costs on price10.37%
Cash return on cash2.27%
Gross margin£1,005
Cash needed£82,450
Monthly profit payback44y 1m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.04
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context325 active short-lets nearby
Short-let market context
- 325 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Brighton and Hove · cap £1,197/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Brighton and Hove
- LHA monthly cap:
- £1,197
- Scheme type:
- PSL
- Premium:
- +600% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
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 | £20,736 | £7,876 | £9,750 | £0 | £591 | £2,519 | £2,519 |
| Year 2 | £21,358 | £8,112 | £9,750 | £0 | £664 | £2,832 | £5,351 |
| Year 3 | £21,999 | £8,356 | £9,750 | £0 | £740 | £3,153 | £8,504 |
| Year 4 | £22,659 | £8,606 | £9,750 | £0 | £817 | £3,486 | £11,990 |
| Year 5 | £23,339 | £8,864 | £9,750 | £0 | £898 | £3,826 | £15,816 |
Rent by the room upside
What we verified
2307
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeLeasehold
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 miWide · CV 12.0%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,950
Annual rental tax£439
CGT yr 5£0 · company level
5y net total£15,816
Acquisition costs
25% deposit£50,000
Stamp duty£11,500
Refurb£14,950
Legal + survey£2,000
Mortgage + broker£4,000
Cash needed£82,450
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
Peacefully positioned in Hangleton, Hove, this two-bedroom first floor garden flat offers excellent value for somewhere so well connected to the city by road and bus. Internally, the flat requires some cosmetic attention, but this will only add value in a sought-after location while allowing new owners to put their own stamp on the place. The rooms are well-proportioned and versatile for either small families or professionals looking for space to work from home.
With free pa…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice