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Year 5 disposal
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67/ 100
Solid
7.19% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- EPC C — MEES compliant
Why to be cautious
- 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
+£15/mo
Barely breaks even each month
Price
£330K
No local sold comps to compare
Return · IRR
0.0%/yr
Modest annualised return
Cash to get in
£129K
Deposit + fees + refurb
Return before costs on price · Rent by the room 7.19%5-yr return on cash 7%Rent est. £1,843 (£1,521–£2,233)
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
Buy-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: £1,521–£2,233/mo · n=17
Financing
DepositYour cash in — the rest is the mortgage25% · £82,500
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £247,500 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 £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£15
after mortgage, operating costs & tax
Rent in£1,843/mo gross
£1,772/mo collected · £71/mo lost to voids
Where it goes
£1,289Mortgage£465Costs
£15/mo left as profit · 1% of rent kept
Mortgage£1,289
Costs£465
Management£184
Maintenance£50
Insurance£28
CapEx reserve£92
Voids + council tax£7
Ltd co. accounts£104
Tax£3
Profit+£15
Returns
Return before costs on price6.70%
Cash return on cash0.14%
Gross margin£1,307
Cash needed£128,711
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.32
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 | £22,116 | £5,581 | £15,469 | £0 | £203 | £863 | £863 |
| Year 2 | £22,779 | £5,749 | £15,469 | £0 | £297 | £1,265 | £2,128 |
| Year 3 | £23,463 | £5,921 | £15,469 | £0 | £394 | £1,679 | £3,807 |
| Year 4 | £24,167 | £6,099 | £15,469 | £0 | £494 | £2,105 | £5,912 |
| Year 5 | £24,892 | £6,282 | £15,469 | £0 | £597 | £2,544 | £8,456 |
Disposal gain (gross)-£15,023
CGT£0
Net Disposal proceeds£355,238
What we verified
What we verified
60066 ok · 0 caution · 0 fail · 6 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
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 ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
Address-matched (ground truth)Band C
MEES 2030 compliance
C required for new tenancies
PASS
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 cohortBN12 5JU · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Brighton · 26 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
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
3-bed · 1-bath · 990 sqft
£25k–£49k
£ per sqft
building cost only
£25–£49
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,930–£12,870
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,890–£20,790
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Check council
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 history171d on market3 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£330,000 in 2026 → £330,000 asking
0.0%in 0y
- 2026£330,000+11.9% in 2y
- 2024£295,000+43.2% in 14y
- 2010£206,000+227.0% in 13y
- 1997£63,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Rent by the room wins — +£539/mo · £524/mo ahead of Rent it out (after room-conversion)
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 6.70% | +£15 | £128,711 | 6.6% | Low | Feasible |
| Housing-benefit rent | 5.26% | -£395 | £128,711 | -10.3% | Med | Feasible |
| Council lease | 0.00% | -£1,471 | £128,711 | -69.1% | Low | Feasible |
| Refurb & refinance | 6.70% | +£15 | £151,255 | 5.6% | Med | Feasible |
| Short-stay let / Airbnb | 6.32% | -£429 | £128,711 | -17.5% | High | Feasible |
| Buy, improve & sell | 0.00% | -£182 | £376,305 | 5% | Med | Feasible |
| ⭐ Rent by the room | 5.11% * | +£539 | £145,887 | — | — | Feasible |
* Rent by the room shows net yield on cost for the audited HMO conversion deal (post-conversion, after running costs) — not gross like the other rows. Its 5-yr ROI reads “—” because the audited deal is a year-one snapshot; the HMO conversion panel below shows the cash-back / payback horizon.
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
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
£160/night ADR
Based on 3 short-let comps nearby
Rent by the room conversion upside
-£279/mo cash flow vs Rent it out if converted to Rent by the room
8.73% Return before costs on price converted vs 6.70% as-is
£330k → 5-bed HMO @ ~£636/room: £2,954 pcm gross, ~£1,674 pcm net (5.1% net on £393k all-in incl. ~£38k works); needs +1 bathroom; GDV ~£287k → refinance releases ~£-32k (~£178k left in)
high confidence
Unlocks ~£15,824/yr extra rent
3 → 5 lettable rooms · ~6.0% gross at max
Potential, not guaranteed (subject to planning + regs). Estimate from the EPC certificate — verify room sizes against the floorplan before offering.
How we calculated this
floorplan shows 6 habitable rooms (3 beds + 3 reception(s)) in 87 m²; convert 2 spare room(s) to bedrooms, keeping one reception as the lounge → up to 5 lettable rooms (incl. the garage — convertible to a bedroom or the communal area); sized to Arun adopted standard (6.51/10.22 m²; Arun DC HMO standards pages (based on CIEH Amenity Standards for HMOs 1994 + Prescribed Description Order 2018); Additional HMO Licensing Scheme Designation 2024); adds ~£1,319/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); mandatory HMO licence (5+ persons, England)
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
3 → 5 bed HMO+2 singles5.11% net on cost4.43% cash-on-cashuplift 3.99% → 6.01%
💷 Refinance could release ~-£32,331
HMO licence+1 bathroom needed
Sized to Arun's adopted HMO standards
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 (3 lettable rooms)
2× Double @ £705/mo1× Single @ £569/mo
≈ £1,978/mo gross room income
As-is Rent it out
Monthly profit+£3
Return before costs on price6.70%
Cash needed£94,398
If converted to Rent by the room
Monthly profit-£276
Return before costs on price8.73%
Cash needed£110,398
Δ vs Rent it out Monthly profit-£279
+2 rooms (5 total)
Monthly profit+£301
Return before costs on price11.99%
Cash needed£130,398
Extra rent+£1,319/mo
Show conversion detail
Conversion cost estimate
£60,000
Range: £52,500 – £70,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£67,470–£119,955full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 1 × bathroom£6,750–£12,375
- Rewire£5,775–£9,240
- Replumb£4,620–£8,085
- Windows£12,705–£21,945
- Paint + decor£11,550–£19,635
- Flooring£16,170–£28,875
Based on 75 HMO comps within 3.4 km
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
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- GoodFerring C of E Primary SchoolPrimary · Voluntary controlled school · BN12 5DU
- Not ratedSt Oscar Romero Catholic SchoolSecondary · Voluntary aided school · BN12 5AF
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£22,116
Section 24 credit£0
Annual tax due£203
Post-tax Monthly profit annual£12
Exit costs
Projected sale price (5y · 2%/yr growth)£364,347
Capital gain (pre-CGT)£34,347
Sale costs (~2.5%)£9,109
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£8,456
Rates as of Oct 2024
Acquisition costs
£128,711cash neededPurchase price£330,000
Deposit (25%)£82,500
Stamp duty+5% additional-property surcharge£23,000
Refurb£15,111
Legal + survey£2,150
Mortgage fees£5,950
Total cash neededdeposit + costs (loan covers the rest)£128,711
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A well-proportioned chain free mid-terraced house located in the heart of a thriving community and situated on the edge of an attractive Village Green. Close to excellent countryside and beach walks.
The property is well set back from the road and is approached either from the front via a communal pathway which leads to the front door, or from a small access road leading to the rear garden.
The front door opens into an enclosed porch and on through into the lounge. This roo…
Floor plans
Listing metarightmove · Charters
About this listing
171 days · RightmovePrice history
5-year price trend
Monthly profit
+£15
Cash needed
£129K
Return after costs
0.14%
IRR
0.01%
Listed 171d ago
6, RIFE WAY, FERRING, WORTHING, BN12 5JU
✓ Verified address
terraced · 3 bed · 1 bath · 764 sqft (EPC)
£330,000
est £1,843 · 6.70% gross
Chain freeEPC C
1 / 12
67/100
Solid
7.19% Rent by the room strategy — market rent unverified, verify locally.
Chain free
Price
£330K
Return before costs (best)
7.19%
Rent by the room
Bedrooms
3
1 bath
Energy rating
C
Energy rating
Run the numbers
What-if calculator
Buy-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: £1,521–£2,233/mo · n=17
Financing
DepositYour cash in — the rest is the mortgage25% · £82,500
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £247,500 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 £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£15
after mortgage, operating costs & tax
Rent in£1,843/mo gross
£1,772/mo collected · £71/mo lost to voids
Where it goes
£1,289Mortgage£465Costs
£15/mo left as profit · 1% of rent kept
Mortgage£1,289
Costs£465
Management£184
Maintenance£50
Insurance£28
CapEx reserve£92
Voids + council tax£7
Ltd co. accounts£104
Tax£3
Profit+£15
Returns
Return before costs on price6.70%
Cash return on cash0.14%
Gross margin£1,307
Cash needed£128,711
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.32
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
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 | £22,116 | £5,581 | £15,469 | £0 | £203 | £863 | £863 |
| Year 2 | £22,779 | £5,749 | £15,469 | £0 | £297 | £1,265 | £2,128 |
| Year 3 | £23,463 | £5,921 | £15,469 | £0 | £394 | £1,679 | £3,807 |
| Year 4 | £24,167 | £6,099 | £15,469 | £0 | £494 | £2,105 | £5,912 |
| Year 5 | £24,892 | £6,282 | £15,469 | £0 | £597 | £2,544 | £8,456 |
Rent by the room upside
What we verified
6006
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCEnergy efficiency ratingC
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 / Rent by the room
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£3,094
Annual rental tax£41
CGT yr 5£0 · company level
5y net total£8,456
Acquisition costs
25% deposit£82,500
Stamp duty£23,000
Refurb£15,111
Legal + survey£2,150
Mortgage + broker£5,950
Cash needed£128,711
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
A well-proportioned chain free mid-terraced house located in the heart of a thriving community and situated on the edge of an attractive Village Green. Close to excellent countryside and beach walks.
The property is well set back from the road and is approached either from the front via a communal pathway which leads to the front door, or from a small access road leading to the rear garden.
The front door opens into an enclosed porch and on through into the lounge. This roo…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice