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Year 5 disposal
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0/ 100
Weak
4.11% Rent by the room return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- 2.75% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£2,406/mo — heavily negative — needs monthly capital injection
- -9.0% 5y IRR — capital outlay disproportionate to returns
- No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£2K/mo
You top up £2K/mo
Price
£975K
No local sold comps to compare
Return · IRR
-9.0%/yr
Loses money over 5 years
Cash to get in
£389K
Deposit + fees + refurb
Return before costs on price · Rent by the room 4.11%5-yr return on cash -34%Rent est. £2,231 (£1,896–£2,625)
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: £1,896–£2,625/mo · n=2
Financing
DepositYour cash in — the rest is the mortgage25% · £243,750
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 (£27,635–£51,584 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £731,250 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£2,406
after mortgage, operating costs & tax
Rent in£2,231/mo gross
£2,145/mo collected · £86/mo lost to voids
Where it goes
£3,961Mortgage
Outgoings exceed rent — you top up £2,406/mo
Mortgage£3,961
Costs£590
Management£223
Maintenance£100
Insurance£40
CapEx reserve£112
Voids + council tax£11
Ltd co. accounts£104
Tax—
Shortfall−£2,406
Returns
Return before costs on price2.75%
Cash return on cash-7.42%
Gross margin£1,555
Cash needed£389,121
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.54
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 | £26,772 | £7,082 | £47,531 | £0 | £0 | -£27,842 | -£27,842 |
| Year 2 | £27,575 | £7,295 | £47,531 | £0 | £0 | -£27,251 | -£55,092 |
| Year 3 | £28,402 | £7,514 | £47,531 | £0 | £0 | -£26,642 | -£81,735 |
| Year 4 | £29,254 | £7,739 | £47,531 | £0 | £0 | -£26,016 | -£107,751 |
| Year 5 | £30,132 | £7,971 | £47,531 | £0 | £0 | -£25,370 | -£133,121 |
Disposal gain (gross)-£55,179
CGT£0
Net Disposal proceeds£1,049,567
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Conversion approvability
Per-property planning assessment
Uncertain45% likely
Confidence: low
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 38% (16 decisions)
- NO HMO concentration data for this council: neither a licensed register nor granted change-of-use decisions nearby. This is ABSENCE OF DATA, not absence of HMOs — verify with the council before relying on it
Rent by the room concentration nearby
≈0.0% within 100 m vs 10% policy
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
Rates as of May 2026
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
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 profileFamily let
Tenant profilelikely cohortTN37 7FB · 5 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Brighton · 45.5 km
Reason
5-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
5-bed · 3-bath · 2800 sqft
£64k–£124k
£ per sqft
building cost only
£23–£44
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 3 × bathroom · Full strip + retile£9,975–£19,950
- Paint + decor£19,600–£36,400
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£30,800–£58,800
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingMandatory
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Mandatory
The council's HMO page lists the current mandatory fee plus any additional / selective scheme that catches smaller HMOs.
Mandatory licensing applies to 5+ sharer HMOs (Housing Act 2004)
Find council HMO page →Price & sale history185d on market2 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£660,000 in 2018 → £975,000 asking
+47.7%in 8y
- 2018£660,000+37.5% in 12y
- 2006£480,000+62.7% in 4y
- 2002£295,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Rent it out wins — -£2,406/mo · level with Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| ⭐ Rent it out | 2.75% | -£2,406 | £389,121 | -34.2% | Low | Feasible |
| Housing-benefit rent | 1.41% | -£3,364 | £389,121 | -49.9% | Med | Feasible |
| Council lease | 1.41% | -£3,115 | £389,121 | -47.2% | Low | Feasible |
| Refurb & refinance | 2.75% | -£2,406 | £452,609 | -29.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£244 | £1,119,484 | 4% | Med | Feasible |
| Rent by the room | 4.11% | -£3,976 | £431,121 | -51.4% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Sussex East · cap £1,147/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Sussex East
- LHA monthly cap:
- £1,147
- Scheme type:
- leasing
- Premium:
- +0% premium over LHA cap
- 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
Rent by the room conversion upside
-£595/mo cash flow vs Rent it out if converted to Rent by the room
2.95% Return before costs on price converted vs 2.75% as-is
🔓 +3 bedrooms potential
medium confidenceUnlocks ~£24,048/yr extra rent
5 → 8 lettable rooms · ~3.6% gross at max
Potential, not guaranteed (subject to planning + regs). Estimate from the floorplan (kitchen size assumed) — verify room sizes against the floorplan before offering.
How we calculated this
floorplan shows 8 habitable rooms (5 beds + 3 reception(s)) in 319 m²; convert 3 spare room(s) to bedrooms, keeping one reception as the lounge → up to 8 lettable rooms (2 double, 1 single) (incl. the garage — convertible to a bedroom or the communal area); sized to Hastings adopted standard (6.52/11 m²; Guidance on HMO and Amenity Standards, Hastings Borough Council + HMO mandatory licensing fees table (hastings.gov.uk/housing/landlord/licensing/)); FULL REFURB (split 2 large room(s) into 11 m²+ doubles) → up to 10 rooms (ceiling, subject to windows/layout/planning); adds ~£2,004/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); large HMO (7+ residents) is sui generis — planning permission required; mandatory HMO licence (5+ persons, England); Article 4 — planning permission needed
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
5 → 8 bed HMOuplift 1.83% → 3.6%
Projections use documented assumptions (local room rates, typical conversion costs, 75% LTV at 5.5%, indicative regional valuation yields) and each council’s published HMO standards. Not financial advice. Verify room sizes, licensing and planning with the council and a surveyor before purchase.
Room mix (5 lettable rooms)
3× Double @ £661/mo1× Single @ £633/mo1× En-suite @ £725/mo
≈ £3,340/mo gross room income
As-is Rent it out
Monthly profit-£2,201
Return before costs on price2.75%
Cash needed£255,648
If converted to Rent by the room
Monthly profit-£2,796
Return before costs on price2.95%
Cash needed£271,648
Δ vs Rent it out Monthly profit-£595
+3 rooms (8 total)
Monthly profit-£667
Return before costs on price6.58%
Cash needed£301,648
Extra rent+£2,004/mo
Show conversion detail
Conversion cost estimate
£3,750
Range: £2,500 – £6,250
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Uncertain · 45% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 38% (16 decisions)
≈0.0% within 100 m vs 10% policy
£153,350–£269,725full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 3 × bathroom£20,250–£37,125
- Rewire£14,000–£22,400
- Replumb£11,200–£19,600
- Windows£30,800–£53,200
- Paint + decor£28,000–£47,600
- Flooring£39,200–£70,000
Based on 84 HMO comps within 2.8 km
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Citywide Article 4 (Hastings)
≈0.0% within 100 m vs 10% policy
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- OutstandingArk Little Ridge Primary AcademyPrimary · Academy sponsor led · TN37 7LR
- Not ratedClaremont SchoolNot applicable · Other independent school · TN37 7PW
- Not ratedMulberry Silverdale PrimaryPrimary · Academy converter · TN37 7EA
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£26,772
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£28,871
Exit costs
Projected sale price (5y · 2%/yr growth)£1,076,479
Capital gain (pre-CGT)£101,479
Sale costs (~2.5%)£26,912
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-£133,121
Rates as of Oct 2024
Acquisition costs
£389,121cash neededPurchase price£975,000
Deposit (25%)£243,750
Stamp duty+5% additional-property surcharge£90,000
Refurb£36,846
Legal + survey£2,900
Mortgage fees£15,625
Total cash neededdeposit + costs (loan covers the rest)£389,121
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
PCM Estate Agents are delighted to introduce to the market Old Roar Villa, an exquisite and gracefully proportioned VICTORIAN VILLA, offering FIVE GENEROUSLY SIZED DOUBLE BEDROOMS brimming with character. Spanning three elegant stories and approximately 2,800 SQUARE FEET, this detached home blends period charm with modern luxury, nestled in a sought-after enclave of St. Leonards, a popular region of the town, with easy access to well-regarded schools, amenities, and green spa…
Floor plans
Listing metarightmove · PCM Estate Agents
About this listing
185 days · RightmovePrice history
5-year price trend
Monthly profit
−£2,406
Cash needed
£389K
Return after costs
-7.42%
IRR
-8.99%
Listed 185d ago
Old Roar Road, St. Leonards-On-Sea
detached · 5 bed · 3 bath · 2,800 sqft
£975,000
est £2,231 · 2.75% gross
1 / 60
0/100
Marginal
4.11% — verify the rent + comps locally.
2.75% Return before costs — around the area average for this property type.
Monthly profit −£2,406/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£975K
Return before costs (best)
4.11%
Rent by the room
Bedrooms
5
3 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: £1,896–£2,625/mo · n=2
Financing
DepositYour cash in — the rest is the mortgage25% · £243,750
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 (£27,635–£51,584 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £731,250 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£2,406
after mortgage, operating costs & tax
Rent in£2,231/mo gross
£2,145/mo collected · £86/mo lost to voids
Where it goes
£3,961Mortgage
Outgoings exceed rent — you top up £2,406/mo
Mortgage£3,961
Costs£590
Management£223
Maintenance£100
Insurance£40
CapEx reserve£112
Voids + council tax£11
Ltd co. accounts£104
Tax—
Shortfall−£2,406
Returns
Return before costs on price2.75%
Cash return on cash-7.42%
Gross margin£1,555
Cash needed£389,121
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.54
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Sussex East · cap £1,147/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Sussex East
- LHA monthly cap:
- £1,147
- Scheme type:
- leasing
- Premium:
- +0% premium over LHA cap
- 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 | £26,772 | £7,082 | £47,531 | £0 | £0 | -£27,842 | -£27,842 |
| Year 2 | £27,575 | £7,295 | £47,531 | £0 | £0 | -£27,251 | -£55,092 |
| Year 3 | £28,402 | £7,514 | £47,531 | £0 | £0 | -£26,642 | -£81,735 |
| Year 4 | £29,254 | £7,739 | £47,531 | £0 | £0 | -£26,016 | -£107,751 |
| Year 5 | £30,132 | £7,971 | £47,531 | £0 | £0 | -£25,370 | -£133,121 |
Rent by the room upside
What we verified
5007
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedMandatory
TenureTenure typeFreehold
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 heuristicRent by the room / sharers
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£9,506
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£133,121
Acquisition costs
25% deposit£243,750
Stamp duty£90,000
Refurb£36,846
Legal + survey£2,900
Mortgage + broker£15,625
Cash needed£389,121
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
PCM Estate Agents are delighted to introduce to the market Old Roar Villa, an exquisite and gracefully proportioned VICTORIAN VILLA, offering FIVE GENEROUSLY SIZED DOUBLE BEDROOMS brimming with character. Spanning three elegant stories and approximately 2,800 SQUARE FEET, this detached home blends period charm with modern luxury, nestled in a sought-after enclave of St. Leonards, a popular region of the town, with easy access to well-regarded schools, amenities, and green spa…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice