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Year 5 disposal
⊞ View all 5
2/ 100
Weak
3.31% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Long lease (115 yrs) — no short-lease drag
- EPC C — MEES compliant
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- 3.31% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£1,489/mo — heavily negative — needs monthly capital injection
- -9.9% 5y IRR — capital outlay disproportionate to returns
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£1K/mo
You top up £1K/mo
Price
£600K
No local sold comps to compare
Return · IRR
-9.9%/yr
Loses money over 5 years
Cash to get in
£215K
Deposit + fees + refurb
Return before costs on price 3.31%5-yr return on cash -38%Rent est. £1,654 (£1,497–£1,827)
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: £1,497–£1,827/mo · n=76
Financing
DepositYour cash in — the rest is the mortgage25% · £150,000
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £2,500 legal + £850 survey
Mortgage fees (£)
2% product fee on £450,000 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£1,489
after mortgage, operating costs & tax
Rent in£1,654/mo gross
£1,590/mo collected · £64/mo lost to voids
Where it goes
£2,438Mortgage£642Costs
Outgoings exceed rent — you top up £1,489/mo
Mortgage£2,438
Costs£642
Management£165
Maintenance£67
Insurance£40
CapEx reserve£83
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£1,489
Returns
Return before costs on price3.31%
Cash return on cash-8.32%
Gross margin£949
Cash needed£214,700
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.65
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 | £19,848 | £7,699 | £29,250 | £0 | £0 | -£17,101 | -£17,101 |
| Year 2 | £20,443 | £7,930 | £29,250 | £0 | £0 | -£16,736 | -£33,837 |
| Year 3 | £21,057 | £8,168 | £29,250 | £0 | £0 | -£16,361 | -£50,198 |
| Year 4 | £21,688 | £8,413 | £29,250 | £0 | £0 | -£15,974 | -£66,172 |
| Year 5 | £22,339 | £8,665 | £29,250 | £0 | £0 | -£15,576 | -£81,748 |
Disposal gain (gross)-£8,813
CGT£0
Net Disposal proceeds£645,887
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
Leasehold115 yr
Tenure & planning115 yr
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand 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
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
OK
Floor
EWS1 typically required above 18m
Floor 0
Lender impact
Ground floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
Mortgageable
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 · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Brighton · 5.7 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 · 2-bath · 810 sqft
£25k–£49k
£ per sqft
building cost only
£31–£61
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- 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 history87d on marketno cuts yet
Strategy matrix
Rent it out wins — -£1,489/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 | 3.31% | -£1,489 | £214,700 | -38.1% | Low | Feasible |
| Housing-benefit rent | 2.39% | -£1,937 | £214,700 | -50.5% | Med | Feasible |
| Council lease | 0.00% | -£2,824 | £214,700 | -79.6% | Low | Feasible |
| Refurb & refinance | 3.31% | -£1,489 | £245,240 | -33.3% | Med | Feasible |
| Short-stay let / Airbnb | 3.43% | -£1,980 | £214,700 | -54.2% | High | Feasible |
| Buy, improve & sell | 0.00% | -£386 | £655,240 | 8% | 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
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
-£127/mo cash flow vs Rent it out if converted to Rent by the room
4.80% Return before costs on price converted vs 3.31% as-is
As-is Rent it out
Monthly profit-£1,204
Return before costs on price3.31%
Cash needed£161,898
If converted to Rent by the room
Monthly profit-£1,331
Return before costs on price4.80%
Cash needed£177,898
Δ vs Rent it out Monthly profit-£127
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
£50,000
Range: £42,500 – £60,000
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
£64,980–£116,370full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 2 × bathroom£13,500–£24,750
- 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 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
Tax treatment
Annual gross rent£19,848
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£17,864
Exit costs
Projected sale price (5y · 2%/yr growth)£662,448
Capital gain (pre-CGT)£62,448
Sale costs (~2.5%)£16,561
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-£81,748
Rates as of Oct 2024
Acquisition costs
£214,700cash neededPurchase price£600,000
Deposit (25%)£150,000
Stamp duty+5% additional-property surcharge£50,000
Refurb£1,350
Legal + survey£3,350
Mortgage fees£10,000
Total cash neededdeposit + costs (loan covers the rest)£214,700
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
The iconic cream stuccoed Brunswick Square opens directly onto Hove Lawns and the seafront. Its opulent Regency architecture, dating from the 1830s, is showcased in a sweeping façade of ornate Corinthian columns and distinctive curved bay windows. Grade I listed, the properties encircle public gardens at the centre of the square, with the sea just beyond. This raised ground floor apartment has been meticulously maintained to an exceptional standard. Decorated in a fresh pale…
Floor plans
Nearby active comparables5 rentals
Comparable rentals
BN3 · same beds + typeMedian nearby: £1,600/mo · 5 of 5 already let-£54 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 metaonthemarket · Fine & Country - Brighton and Hove
About this listing
87 days · OnTheMarketPrice history
5-year price trend
Monthly profit
−£1,489
Cash needed
£215K
Return after costs
-8.32%
IRR
-9.89%
Listed 87d ago
Brunswick Square, Hove, BN3, Hove, BN3
flat · 2 bed · 2 bath
£600,000
est £1,654 · 3.31% gross
Leasehold 115yrEPC CListed building
1 / 5
2/100
Marginal
3.31% — verify the rent + comps locally.
3.31% Return before costs — around the area average for this property type.
Monthly profit −£1,489/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating C — Min. energy standard 2030 compliant.
Price
£600K
Return before costs
3.31%
est rent £1,654/mo76 comps within 500 mRange £1,497–£1,827/mo (Q1–Q3)
Bedrooms
2
2 bath
Energy rating
C
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: £1,497–£1,827/mo · n=76
Financing
DepositYour cash in — the rest is the mortgage25% · £150,000
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £2,500 legal + £850 survey
Mortgage fees (£)
2% product fee on £450,000 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£1,489
after mortgage, operating costs & tax
Rent in£1,654/mo gross
£1,590/mo collected · £64/mo lost to voids
Where it goes
£2,438Mortgage£642Costs
Outgoings exceed rent — you top up £1,489/mo
Mortgage£2,438
Costs£642
Management£165
Maintenance£67
Insurance£40
CapEx reserve£83
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£1,489
Returns
Return before costs on price3.31%
Cash return on cash-8.32%
Gross margin£949
Cash needed£214,700
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.65
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context406 active short-lets nearby
Short-let market context
- 406 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 | £19,848 | £7,699 | £29,250 | £0 | £0 | -£17,101 | -£17,101 |
| Year 2 | £20,443 | £7,930 | £29,250 | £0 | £0 | -£16,736 | -£33,837 |
| Year 3 | £21,057 | £8,168 | £29,250 | £0 | £0 | -£16,361 | -£50,198 |
| Year 4 | £21,688 | £8,413 | £29,250 | £0 | £0 | -£15,974 | -£66,172 |
| Year 5 | £22,339 | £8,665 | £29,250 | £0 | £0 | -£15,576 | -£81,748 |
Rent by the room upside
What we verified
4215
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining115 yr
HeritageListed building / conservation areaListed
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 let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£5,850
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£81,748
Acquisition costs
25% deposit£150,000
Stamp duty£50,000
Refurb£1,350
Legal + survey£3,350
Mortgage + broker£10,000
Cash needed£214,700
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 copyOnTheMarket
The iconic cream stuccoed Brunswick Square opens directly onto Hove Lawns and the seafront. Its opulent Regency architecture, dating from the 1830s, is showcased in a sweeping façade of ornate Corinthian columns and distinctive curved bay windows. Grade I listed, the properties encircle public gardens at the centre of the square, with the sea just beyond. This raised ground floor apartment has been meticulously maintained to an exceptional standard. Decorated in a fresh pale…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice