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Year 5 disposal
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37/ 100
Weak
8.16% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 8.16% return before costs — above-market
- 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
+£28/mo
Barely breaks even each month
Price vs market
Above comparable sales
+6% vs 12 sold
Return · IRR
0.3%/yr
Modest annualised return
Cash to get in
£120K
Deposit + fees + refurb
Price £300KReturn before costs on price 8.16%5-yr return on cash 8%Rent est. £2,039 (£1,991–£2,088)
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: £1,991–£2,088/mo · n=164
Financing
DepositYour cash in — the rest is the mortgage25% · £75,000
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 (£12,467–£23,272 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £225,000 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
+£28
after mortgage, operating costs & tax
Rent in£2,039/mo gross
£1,961/mo collected · £78/mo lost to voids
Where it goes
£1,219Mortgage£707Costs
£28/mo left as profit · 1% of rent kept
Mortgage£1,219
Costs£707
Management£204
Maintenance£67
Insurance£28
CapEx reserve£102
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£19
Tax£7
Profit+£28
Returns
Return before costs on price8.16%
Cash return on cash0.28%
Gross margin£1,254
Cash needed£119,648
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.61
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 | £24,468 | £8,484 | £14,625 | £0 | £258 | £1,101 | £1,101 |
| Year 2 | £25,202 | £8,738 | £14,625 | £0 | £349 | £1,490 | £2,591 |
| Year 3 | £25,958 | £9,000 | £14,625 | £0 | £443 | £1,890 | £4,481 |
| Year 4 | £26,737 | £9,270 | £14,625 | £0 | £540 | £2,301 | £6,782 |
| Year 5 | £27,539 | £9,548 | £14,625 | £0 | £639 | £2,726 | £9,509 |
Disposal gain (gross)-£16,204
CGT£0
Net Disposal proceeds£322,944
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 6LY · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Brighton · 6.2 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 · 797 sqft
£22k–£42k
£ 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£5,579–£10,361
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,767–£16,737
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history172d on marketno cuts yet
Strategy matrix
Council lease wins — +£263/mo · £220/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 | 8.16% | +£28 | £119,648 | 7.9% | Low | Feasible |
| Housing-benefit rent | 4.79% | -£718 | £119,648 | -29.6% | Med | Feasible |
| ⭐ Council lease | 8.16% | +£263 | £119,648 | 17.1% | Low | Feasible |
| Refurb & refinance | 8.16% | +£44 | £141,297 | 7.4% | Med | Feasible |
| Short-stay let / Airbnb | 10.43% | -£145 | £119,648 | -3.6% | High | Feasible |
| Buy, improve & sell | 0.00% | -£374 | £345,797 | 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 let64% occupancy
£133/night ADR
Based on 110 short-let comps nearby
Rent by the room conversion upside
-£386/mo cash flow vs Rent it out if converted to Rent by the room
9.60% Return before costs on price converted vs 8.16% as-is
As-is Rent it out
Monthly profit+£227
Return before costs on price8.16%
Cash needed£86,898
If converted to Rent by the room
Monthly profit-£159
Return before costs on price9.60%
Cash needed£102,898
Δ vs Rent it out Monthly profit-£386
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
£51,718–£92,747full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 1 × bathroom£6,750–£12,375
- Rewire£3,985–£6,376
- Replumb£3,188–£5,579
- Windows£8,767–£15,143
- Paint + decor£7,970–£13,549
- Flooring£11,158–£19,925
Comparables
sold within 0.5 miWide · CV 41.9%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 & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodCottesmore St Mary's Catholic Primary SchoolPrimary · Voluntary aided school · BN3 6NB
- Not ratedBrighton Hove and Sussex Sixth Form College16 plus · Further education · BN3 6EG
- Not ratedDrive Preparatory SchoolNot applicable · Other independent school · BN3 6GE
- Not ratedLancing College Preparatory School At HoveNot applicable · Other independent school · BN3 6LU
- Not ratedCardinal Newman Catholic SchoolSecondary · Voluntary aided school · BN3 6ND
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£24,468
Section 24 credit£0
Annual tax due£258
Post-tax Monthly profit annual£160
Exit costs
Projected sale price (5y · 2%/yr growth)£331,224
Capital gain (pre-CGT)£31,224
Sale costs (~2.5%)£8,281
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£9,509
Rates as of Oct 2024
Acquisition costs
£119,648cash neededPurchase price£300,000
Deposit (25%)£75,000
Stamp duty+5% additional-property surcharge£20,000
Refurb£16,623
Legal + survey£2,525
Mortgage fees£5,500
Total cash neededdeposit + costs (loan covers the rest)£119,648
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Raised up behind grassy verges on a prestigious, tree lined road skirting Hove Park sits Gannet House, a smart Mid-Century development of generous apartments with leafy views. This two-bedroom apartment sits elevated further on the second floor within the upper complex alongside the central car park with unallocated parking. It faces west with large picture windows to frame exceptional views over Hove Park and the Engineerium while filling each space with natural light. While…
Floor plans
Nearby active comparables5 rentals · 5 deals
Comparable rentals
BN3 · same beds + typeMedian nearby: £1,600/mo · 5 of 5 already let-£439 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
Listing metarightmove · Charters
About this listing
172 days · RightmovePrice history
5-year price trend
Monthly profit
+£28
Cash needed
£120K
Return after costs
0.28%
IRR
0.29%
Listed 172d ago
Goldstone Crescent, Hove, BN3
flat · 2 bed · 1 bath · 797 sqft
£300,000
est £2,039 · 8.16% gross
1 / 15
37/100
Marginal
8.16% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.16% Return before costs — above-market
Price
£300K
6% above sold comps
Return before costs
8.16%
est rent £2,039/mo164 comps within 1 kmRange £1,991–£2,088/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: £1,991–£2,088/mo · n=164
Financing
DepositYour cash in — the rest is the mortgage25% · £75,000
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 (£12,467–£23,272 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £225,000 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
+£28
after mortgage, operating costs & tax
Rent in£2,039/mo gross
£1,961/mo collected · £78/mo lost to voids
Where it goes
£1,219Mortgage£707Costs
£28/mo left as profit · 1% of rent kept
Mortgage£1,219
Costs£707
Management£204
Maintenance£67
Insurance£28
CapEx reserve£102
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£19
Tax£7
Profit+£28
Returns
Return before costs on price8.16%
Cash return on cash0.28%
Gross margin£1,254
Cash needed£119,648
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.61
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 | £24,468 | £8,484 | £14,625 | £0 | £258 | £1,101 | £1,101 |
| Year 2 | £25,202 | £8,738 | £14,625 | £0 | £349 | £1,490 | £2,591 |
| Year 3 | £25,958 | £9,000 | £14,625 | £0 | £443 | £1,890 | £4,481 |
| Year 4 | £26,737 | £9,270 | £14,625 | £0 | £540 | £2,301 | £6,782 |
| Year 5 | £27,539 | £9,548 | £14,625 | £0 | £639 | £2,726 | £9,509 |
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 41.9%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,925
Annual rental tax£79
CGT yr 5£0 · company level
5y net total£9,509
Acquisition costs
25% deposit£75,000
Stamp duty£20,000
Refurb£16,623
Legal + survey£2,525
Mortgage + broker£5,500
Cash needed£119,648
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
Raised up behind grassy verges on a prestigious, tree lined road skirting Hove Park sits Gannet House, a smart Mid-Century development of generous apartments with leafy views. This two-bedroom apartment sits elevated further on the second floor within the upper complex alongside the central car park with unallocated parking. It faces west with large picture windows to frame exceptional views over Hove Park and the Engineerium while filling each space with natural light. While…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice