Skip to main contenthow this is calculated →
Year 5 disposal
BMV -22%
⊞ View all 11
34/ 100
Weak
7.78% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.78% 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
- Monthly profit −£12/mo — mildly negative — equity build may cover
- -0.1% 5y IRR — capital outlay disproportionate to returns
- 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
−£12/mo
You top up £12/mo
Price vs market
Below market value
-22% vs 12 sold · interior unseen
Return · IRR
-0.1%/yr
Loses money over 5 years
Cash left in
£53K
Stays in after refinancing at value
Price £280KCash to buy £111KReturn before costs on price 7.78%5-yr return on cash 6%Rent est. £1,815 (£1,589–£2,073)
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: £1,589–£2,073/mo · n=107
Financing
DepositYour cash in — the rest is the mortgage25% · £70,000
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 — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £210,000 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
-£12
after mortgage, operating costs & tax
Rent in£1,815/mo gross
£1,745/mo collected · £70/mo lost to voids
Where it goes
£1,138Mortgage£619Costs
Outgoings exceed rent — you top up £12/mo
Mortgage£1,138
Costs£619
Management£182
Maintenance£67
Insurance£28
CapEx reserve£91
Voids + council tax£6
Service charge + ground rent£125
Ltd co. accounts£104
Selective licensing£17
Tax—
Shortfall−£12
Returns
Return before costs on price7.78%
Cash return on cash-0.13%
Gross margin£1,126
Cash needed£110,675
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.53
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 | £21,780 | £7,433 | £13,650 | £0 | £133 | £565 | £565 |
| Year 2 | £22,433 | £7,655 | £13,650 | £0 | £214 | £914 | £1,478 |
| Year 3 | £23,106 | £7,885 | £13,650 | £0 | £299 | £1,272 | £2,751 |
| Year 4 | £23,800 | £8,122 | £13,650 | £0 | £385 | £1,643 | £4,394 |
| Year 5 | £24,514 | £8,365 | £13,650 | £0 | £475 | £2,023 | £6,417 |
Disposal gain (gross)-£14,061
CGT£0
Net Disposal proceeds£301,414
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 2WB · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Brighton · 6.9 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 history296d on market2 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£200,000 in 2019 → £280,000 asking
+40.0%in 7y
- 2019£200,000-47.4% in 13y
- 2006£380,000+630.8% in 9y
- 1997£52,000—
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 — +£199/mo · £195/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 | 7.78% | -£12 | £110,675 | 5.8% | Low | Feasible |
| Housing-benefit rent | 5.13% | -£583 | £110,675 | -24.5% | Med | Feasible |
| ⭐ Council lease | 7.78% | +£199 | £110,675 | 14.5% | Low | Feasible |
| Refurb & refinance | 7.78% | +£4 | £130,655 | 5.6% | Med | Feasible |
| Short-stay let / Airbnb | 9.92% | -£179 | £110,675 | -6.2% | High | Feasible |
| Buy, improve & sell | 0.00% | -£324 | £321,455 | 4% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context446 active short-lets nearby
Short-let market context
- 446 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 let57% occupancy
£133/night ADR
Based on 110 short-let comps nearby
Rent by the room conversion upside
-£224/mo cash flow vs Rent it out if converted to Rent by the room
10.29% Return before costs on price converted vs 7.78% as-is
As-is Rent it out
Monthly profit+£143
Return before costs on price7.78%
Cash needed£81,898
If converted to Rent by the room
Monthly profit-£81
Return before costs on price10.29%
Cash needed£97,898
Δ vs Rent it out Monthly profit-£224
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 38.0%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
Tax treatment
Annual gross rent£21,780
Section 24 credit£0
Annual tax due£133
Post-tax Monthly profit annual-£273
Exit costs
Projected sale price (5y · 2%/yr growth)£309,143
Capital gain (pre-CGT)£29,143
Sale costs (~2.5%)£7,729
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£6,417
Rates as of Oct 2024
Acquisition costs
£110,675cash neededPurchase price£280,000
Deposit (25%)£70,000
Stamp duty+5% additional-property surcharge£18,000
Refurb£14,950
Legal + survey£2,525
Mortgage fees£5,200
Total cash neededdeposit + costs (loan covers the rest)£110,675
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Guide Price: £280,000 - £290,000
A beautifully presented two-bedroom flat in a central location, this charming property offers a rare combination of period elegance and contemporary comfort, complete with a balcony boasting captivating sea views. Stepping through the private entrance, you are greeted by a welcoming outdoor seating area - perfect for morning coffees or relaxing evenings. Beyond the secure gated entry, a Victorian-style staircase adorned with floral wallpaper…
Floor plans
Nearby active comparables5 rentals
Comparable rentals
BN3 · same beds + typeMedian nearby: £1,600/mo · 5 of 5 already let-£215 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 · HW Estate Agents
About this listing
296 days · RightmovePrice history
5-year price trend
Monthly profit
−£12
Cash needed
£111K
Return after costs
-0.13%
IRR
-0.08%
Listed 296d ago
Victoria Terrace, Hove, BN3
flat · 2 bed · 1 bath
£280,000
est £1,815 · 7.78% gross
Priced below market
1 / 11
34/100
Marginal
7.78% — 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
7.78% Return before costs — above-market
Price
£280K
22% below sold comps
Return before costs
7.78%
est rent £1,815/mo107 comps within 1.5 kmRange £1,589–£2,073/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: £1,589–£2,073/mo · n=107
Financing
DepositYour cash in — the rest is the mortgage25% · £70,000
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 — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £210,000 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
-£12
after mortgage, operating costs & tax
Rent in£1,815/mo gross
£1,745/mo collected · £70/mo lost to voids
Where it goes
£1,138Mortgage£619Costs
Outgoings exceed rent — you top up £12/mo
Mortgage£1,138
Costs£619
Management£182
Maintenance£67
Insurance£28
CapEx reserve£91
Voids + council tax£6
Service charge + ground rent£125
Ltd co. accounts£104
Selective licensing£17
Tax—
Shortfall−£12
Returns
Return before costs on price7.78%
Cash return on cash-0.13%
Gross margin£1,126
Cash needed£110,675
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.53
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context446 active short-lets nearby
Short-let market context
- 446 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 | £21,780 | £7,433 | £13,650 | £0 | £133 | £565 | £565 |
| Year 2 | £22,433 | £7,655 | £13,650 | £0 | £214 | £914 | £1,478 |
| Year 3 | £23,106 | £7,885 | £13,650 | £0 | £299 | £1,272 | £2,751 |
| Year 4 | £23,800 | £8,122 | £13,650 | £0 | £385 | £1,643 | £4,394 |
| Year 5 | £24,514 | £8,365 | £13,650 | £0 | £475 | £2,023 | £6,417 |
Rent by the room upside
What we verified
3307
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
Service chargeReduces net yield£1,200/yr
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 38.0%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,730
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£6,417
Acquisition costs
25% deposit£70,000
Stamp duty£18,000
Refurb£14,950
Legal + survey£2,525
Mortgage + broker£5,200
Cash needed£110,675
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
Guide Price: £280,000 - £290,000
A beautifully presented two-bedroom flat in a central location, this charming property offers a rare combination of period elegance and contemporary comfort, complete with a balcony boasting captivating sea views. Stepping through the private entrance, you are greeted by a welcoming outdoor seating area - perfect for morning coffees or relaxing evenings. Beyond the secure gated entry, a Victorian-style staircase adorned with floral wallpaper…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice