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Year 5 disposal
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85/ 100
Strong
Strong investment fundamentals.
Why it works
- Monthly profit +£276/mo from completion — the no.1 reason to invest
- 13.17% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Auction lot — bridging-only finance, 28-day completion
- 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
+£276/mo
Pays you every month, net of costs
Price
£150K
No local sold comps to compare
Return · IRR
5.8%/yr
Modest annualised return
Cash to get in
£63K
Deposit + fees + refurb
Return before costs on price 13.17%5-yr return on cash 36%Rent est. £1,646 (£1,506–£1,799)
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: £1,506–£1,799/mo · n=111
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
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 (£9,272–£17,308 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £112,500 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
+£276
after mortgage, operating costs & tax
Rent in£1,646/mo gross
£1,583/mo collected · £63/mo lost to voids
Where it goes
£609Mortgage£633Costs£276Your profit
£276/mo left as profit · 17% of rent kept
Mortgage£609
Costs£633
Management£165
Maintenance£67
Insurance£20
CapEx reserve£82
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£15
Tax£65
Profit+£276
Returns
Return before costs on price13.17%
Cash return on cash5.24%
Gross margin£950
Cash needed£63,113
Monthly profit payback19y 1m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.60
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 | £19,752 | £7,595 | £7,313 | £0 | £920 | £3,924 | £3,924 |
| Year 2 | £20,345 | £7,823 | £7,313 | £0 | £990 | £4,219 | £8,143 |
| Year 3 | £20,955 | £8,058 | £7,313 | £0 | £1,061 | £4,524 | £12,667 |
| Year 4 | £21,584 | £8,300 | £7,313 | £0 | £1,135 | £4,836 | £17,503 |
| Year 5 | £22,231 | £8,549 | £7,313 | £0 | £1,210 | £5,160 | £22,663 |
Disposal gain (gross)-£10,891
CGT£0
Net Disposal proceeds£161,472
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 3AP · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Brighton · 6.4 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 · 550 sqft
£17k–£34k
£ per sqft
building cost only
£31–£62
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£3,850–£7,150
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,050–£11,550
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history360d on marketno cuts yet
Strategy matrix
Council lease wins — +£464/mo · £176/mo ahead of Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 13.17% | +£276 | £63,113 | 35.9% | Low | Feasible |
| Housing-benefit rent | 9.58% | -£95 | £63,113 | 2.7% | Med | Feasible |
| ⭐ Council lease | 13.17% | +£464 | £63,113 | 49.8% | Low | Feasible |
| Refurb & refinance | 13.17% | +£288 | £75,558 | 31.0% | Med | Feasible |
| Short-stay let / Airbnb | 13.70% | -£10 | £63,113 | 2.3% | High | Feasible |
| Buy, improve & sell | 0.00% | -£366 | £177,308 | 2% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context406 active short-lets nearby
Short-let market context
- 406 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 let36% occupancy
£157/night ADR
Based on 110 short-let comps nearby
Rent by the room conversion upside
-£97/mo cash flow vs Rent it out if converted to Rent by the room
19.20% Return before costs on price converted vs 13.17% as-is
As-is Rent it out
Monthly profit+£443
Return before costs on price13.17%
Cash needed£49,398
If converted to Rent by the room
Monthly profit+£346
Return before costs on price19.20%
Cash needed£65,398
Δ vs Rent it out Monthly profit-£97
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
£40,850–£73,975full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 1 × bathroom£6,750–£12,375
- Rewire£2,750–£4,400
- Replumb£2,200–£3,850
- Windows£6,050–£10,450
- Paint + decor£5,500–£9,350
- Flooring£7,700–£13,750
Comparables
sold within 0.5 miLoading 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 & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- Not ratedThe Montessori PlaceNot applicable · Other independent school · BN3 3ER
- Not ratedSt Andrew's CofE (Aided) Primary SchoolPrimary · Voluntary aided school · BN3 3YT
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£19,752
Section 24 credit£0
Annual tax due£920
Post-tax Monthly profit annual£3,165
Exit costs
Projected sale price (5y · 2%/yr growth)£165,612
Capital gain (pre-CGT)£15,612
Sale costs (~2.5%)£4,140
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£22,663
Rates as of Oct 2024
Acquisition costs
£63,113cash neededPurchase price£150,000
Deposit (25%)£37,500
Stamp duty+5% additional-property surcharge£8,000
Refurb£12,363
Legal + survey£2,000
Mortgage fees£3,250
Total cash neededdeposit + costs (loan covers the rest)£63,113
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
FOR SALE BY AUCTION 29th April 2026 (potential to purchase pre-auction)
Located in a desirable residential area, this well-presented two-bedroom patio garden flat offers an excellent opportunity for both investors and first-time buyers alike. With an approximate internal area of 545.3 sq ft, the property is thoughtfully arranged and benefits from a private courtyard garden, perfect for relaxing or entertaining.
The flat comprises two generously sized double bedrooms, a spac…
Floor plans
Nearby active comparables5 rentals
Comparable rentals
BN3 · same beds + typeMedian nearby: £1,600/mo · 5 of 5 already let-£46 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 · Lextons Auctions
About this listing
360 days · RightmovePrice history
5-year price trend
Monthly profit
+£276
Cash needed
£63K
Return after costs
5.24%
IRR
5.83%
Listed 360d ago
Hova Villas, Hove
flat · 2 bed · 1 bath · 550 sqft
£150,000
est £1,646 · 13.17% gross
1 / 9
85/100
Strong
Real 13.17% — fundamentals work.
Monthly profit +£276/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
13.17% Return before costs — above-market
Price
£150K
Return before costs
13.17%
est rent £1,646/mo111 comps within 1 kmRange £1,506–£1,799/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
—
Energy rating
Deal flags1 issue
Auction
Guide price — assume +20-30% in the room
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: £1,506–£1,799/mo · n=111
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
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 (£9,272–£17,308 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £112,500 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
+£276
after mortgage, operating costs & tax
Rent in£1,646/mo gross
£1,583/mo collected · £63/mo lost to voids
Where it goes
£609Mortgage£633Costs£276Your profit
£276/mo left as profit · 17% of rent kept
Mortgage£609
Costs£633
Management£165
Maintenance£67
Insurance£20
CapEx reserve£82
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£15
Tax£65
Profit+£276
Returns
Return before costs on price13.17%
Cash return on cash5.24%
Gross margin£950
Cash needed£63,113
Monthly profit payback19y 1m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.60
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context406 active short-lets nearby
Short-let market context
- 406 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 | £19,752 | £7,595 | £7,313 | £0 | £920 | £3,924 | £3,924 |
| Year 2 | £20,345 | £7,823 | £7,313 | £0 | £990 | £4,219 | £8,143 |
| Year 3 | £20,955 | £8,058 | £7,313 | £0 | £1,061 | £4,524 | £12,667 |
| Year 4 | £21,584 | £8,300 | £7,313 | £0 | £1,135 | £4,836 | £17,503 |
| Year 5 | £22,231 | £8,549 | £7,313 | £0 | £1,210 | £5,160 | £22,663 |
Rent by the room upside
What we verified
2407
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
Sale typeGuide price — assume +20-30% in the roomAuction
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,463
Annual rental tax£776
CGT yr 5£0 · company level
5y net total£22,663
Acquisition costs
25% deposit£37,500
Stamp duty£8,000
Refurb£12,363
Legal + survey£2,000
Mortgage + broker£3,250
Cash needed£63,113
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
FOR SALE BY AUCTION 29th April 2026 (potential to purchase pre-auction)
Located in a desirable residential area, this well-presented two-bedroom patio garden flat offers an excellent opportunity for both investors and first-time buyers alike. With an approximate internal area of 545.3 sq ft, the property is thoughtfully arranged and benefits from a private courtyard garden, perfect for relaxing or entertaining.
The flat comprises two generously sized double bedrooms, a spac…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice