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Year 5 disposal
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35/ 100
Weak
8.89% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 8.89% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Leasehold 81yr — verify at solicitor
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£60/mo — mildly negative — equity build may cover
- -1.0% 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
−£60/mo
You top up £60/mo
Price
£160K
No local sold comps to compare
Return · IRR
-1.0%/yr
Loses money over 5 years
Cash to get in
£61K
Deposit + fees + refurb
Return before costs on price 8.89%5-yr return on cash 2%Rent est. £1,185 (£1,187–£1,183)
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: £1,187–£1,183/mo · n=86
Financing
DepositYour cash in — the rest is the mortgage25% · £40,000
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £120,000 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£60
after mortgage, operating costs & tax
Rent in£1,185/mo gross
£1,139/mo collected · £46/mo lost to voids
Where it goes
£650Mortgage£550Costs
Outgoings exceed rent — you top up £60/mo
Mortgage£650
Costs£550
Management£119
Maintenance£67
Insurance£20
CapEx reserve£59
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£60
Returns
Return before costs on price8.89%
Cash return on cash-1.19%
Gross margin£590
Cash needed£60,517
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.75
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 | £14,220 | £6,595 | £7,800 | £0 | £0 | -£175 | -£175 |
| Year 2 | £14,647 | £6,793 | £7,800 | £0 | £10 | £44 | -£131 |
| Year 3 | £15,086 | £6,997 | £7,800 | £0 | £55 | £234 | £103 |
| Year 4 | £15,539 | £7,207 | £7,800 | £0 | £101 | £431 | £534 |
| Year 5 | £16,005 | £7,423 | £7,800 | £0 | £149 | £633 | £1,167 |
Disposal gain (gross)-£4,880
CGT£0
Net Disposal proceeds£172,237
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
Leasehold81 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
81 yr
Lease shortening — 81 years remaining
Still mortgageable today, but plan to extend before it dips below 80. Marriage-value premium kicks in below 80 years.
Extracted from listing description · verify with solicitor
Tenure & planning81 yr
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
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 cohortRH11 · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Sussex · 27.8 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
1-bed · 1-bath · 630 sqft
£19k–£37k
£ per sqft
building cost only
£29–£58
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,410–£8,190
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,930–£13,230
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
Short-stay let / Airbnb wins — -£23/mo · £37/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 8.89% | -£60 | £60,517 | 1.9% | Low | Feasible |
| Housing-benefit rent | 6.88% | -£336 | £60,517 | -24.0% | Med | Feasible |
| Council lease | 0.00% | -£1,016 | £60,517 | -103.0% | Low | Feasible |
| Refurb & refinance | 8.89% | -£60 | £71,084 | 1.6% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 13.03% | -£23 | £60,517 | 1.4% | High | Feasible |
| Buy, improve & sell | 0.00% | -£366 | £179,684 | 6% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
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
+£206/mo cash flow vs Rent it out if converted to Rent by the room
18.00% Return before costs on price converted vs 8.89% as-is
As-is Rent it out
Monthly profit+£108
Return before costs on price8.89%
Cash needed£51,898
If converted to Rent by the room
Monthly profit+£314
Return before costs on price18.00%
Cash needed£67,898
Δ vs Rent it out Monthly profit+£206
Show conversion detail
Cannot Rent by the room:Only 1 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
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
- GoodSt Matthew's CofE Primary SchoolPrimary · Academy sponsor led · RH1 1JF
- Not ratedSt Joseph's Catholic Primary SchoolPrimary · Academy converter · RH1 1EA
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£14,220
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£722
Exit costs
Projected sale price (5y · 2%/yr growth)£176,653
Capital gain (pre-CGT)£16,653
Sale costs (~2.5%)£4,416
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£1,167
Rates as of Oct 2024
Acquisition costs
£60,517cash neededPurchase price£160,000
Deposit (25%)£40,000
Stamp duty+5% additional-property surcharge£8,700
Refurb£6,417
Legal + survey£2,000
Mortgage fees£3,400
Total cash neededdeposit + costs (loan covers the rest)£60,517
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
Ideal first buy or investment | Modern kitchen with breakfast bar | En-bloc garage | Communal grounds | Located near town center & Crawley station | No chain | Gas heating to radiators | Long lease
Guide price £160,000 - £170,000 This excellent one-bedroom ground floor flat in the sought-after district of Southgate presents an ideal opportunity for first-time buyers or investors alike. Offered with the distinct advantage of no onward chain and a new lease that will be grante…
Floor plans
Nearby active comparables4 rentals
Comparable rentals
RH11 · same beds + typeMedian nearby: £1,200/mo · 4 of 4 already let+£15 vs our est
- Troon Close, Crawley, RH11Let1b£1,200/moMay 2026
- Chetwood Road, Crawley RH11Let1b£1,200/moDec 2025
- Woodwards, Pease Pottage, Crawley RH11Let1b£995/moNov 2025
- Pegler Way, Crawley RH11Let1b£1,200/moNov 2025
Other deals nearby
RH11 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metaonthemarket · Greenaway Residential - Crawley
About this listing
87 days · OnTheMarketPrice history
5-year price trend
Monthly profit
−£60
Cash needed
£61K
Return after costs
-1.19%
IRR
-0.96%
Listed 87d ago
Caburn Court, Southgate, Crawley, West Sussex, RH11, Crawley, RH11
flat · 1 bed · 1 bath
£160,000
est £1,185 · 8.89% gross
Chain freeLeasehold 81yr
1 / 5
35/100
Marginal
8.89% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.89% Return before costs — above-market
Lease 81 yrs — extend before exit
Chain free
Price
£160K
Return before costs
8.89%
est rent £1,185/mo86 comps within 1.5 km
Bedrooms
1
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: £1,187–£1,183/mo · n=86
Financing
DepositYour cash in — the rest is the mortgage25% · £40,000
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £120,000 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£60
after mortgage, operating costs & tax
Rent in£1,185/mo gross
£1,139/mo collected · £46/mo lost to voids
Where it goes
£650Mortgage£550Costs
Outgoings exceed rent — you top up £60/mo
Mortgage£650
Costs£550
Management£119
Maintenance£67
Insurance£20
CapEx reserve£59
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£60
Returns
Return before costs on price8.89%
Cash return on cash-1.19%
Gross margin£590
Cash needed£60,517
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.75
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £14,220 | £6,595 | £7,800 | £0 | £0 | -£175 | -£175 |
| Year 2 | £14,647 | £6,793 | £7,800 | £0 | £10 | £44 | -£131 |
| Year 3 | £15,086 | £6,997 | £7,800 | £0 | £55 | £234 | £103 |
| Year 4 | £15,539 | £7,207 | £7,800 | £0 | £101 | £431 | £534 |
| Year 5 | £16,005 | £7,423 | £7,800 | £0 | £149 | £633 | £1,167 |
Rent by the room upside
What we verified
2307
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining81 yr
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,560
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£1,167
Acquisition costs
25% deposit£40,000
Stamp duty£8,700
Refurb£6,417
Legal + survey£2,000
Mortgage + broker£3,400
Cash needed£60,517
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
Ideal first buy or investment | Modern kitchen with breakfast bar | En-bloc garage | Communal grounds | Located near town center & Crawley station | No chain | Gas heating to radiators | Long lease
Guide price £160,000 - £170,000 This excellent one-bedroom ground floor flat in the sought-after district of Southgate presents an ideal opportunity for first-time buyers or investors alike. Offered with the distinct advantage of no onward chain and a new lease that will be grante…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice