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Year 5 disposal
⊞ View all 5
0/ 100
Weak
4.31% return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£426/mo — significantly negative — real recurring drain
- -6.8% 5y IRR — capital outlay disproportionate to returns
- 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
−£426/mo
You top up £426/mo
Price
£225K
No local sold comps to compare
Return · IRR
-6.8%/yr
Loses money over 5 years
Cash to get in
£78K
Deposit + fees + refurb
Return before costs on price 4.31%5-yr return on cash -28%Rent est. £809 (£748–£875)
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: £748–£875/mo · n=18
Financing
DepositYour cash in — the rest is the mortgage25% · £56,250
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 (£1,553–£2,898 range), VAT-inclusive
Legal + survey (£)
Standard flat — £1,200 legal + £500 survey
Mortgage fees (£)
2% product fee on £168,750 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£426
after mortgage, operating costs & tax
Rent in£809/mo gross
£778/mo collected · £31/mo lost to voids
Where it goes
£879Mortgage£325Costs
Outgoings exceed rent — you top up £426/mo
Mortgage£879
Costs£325
Management£81
Maintenance£67
Insurance£28
CapEx reserve£40
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£426
Returns
Return before costs on price4.31%
Cash return on cash-6.59%
Gross margin£452
Cash needed£77,645
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.85
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 | £9,708 | £3,905 | £10,547 | £0 | £0 | -£4,744 | -£4,744 |
| Year 2 | £9,999 | £4,022 | £10,547 | £0 | £0 | -£4,569 | -£9,313 |
| Year 3 | £10,299 | £4,142 | £10,547 | £0 | £0 | -£4,390 | -£13,703 |
| Year 4 | £10,608 | £4,267 | £10,547 | £0 | £0 | -£4,205 | -£17,909 |
| Year 5 | £10,926 | £4,395 | £10,547 | £0 | £0 | -£4,015 | -£21,924 |
Disposal gain (gross)£188
CGT£36
Net Disposal proceeds£242,172
What we verified
What we verified
20092 ok · 0 caution · 0 fail · 9 unknown
Legal & planning
LeaseholdFreehold
Leaseholdmaterial factsListing extract
Ground rent
Doubling = lender risk
£0/yr
Extracted from listing description · verify with solicitor
Tenure & planningFreehold
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
SchoolsNo postcode
Schools& Ofsted catchmentGIAS register
No schools indexed for this postcode sector.
Investor
Tenant profileUnknown
Tenant profilelikely cohort0 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Brighton · 5.8 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 costUnknown
Refurb cost& works budgetQ1 2026 rates
New kitchen + bathroom + light replumb + decor.
Total estimate
0-bed · 1-bath · 450 sqft
£15k–£31k
£ per sqft
building cost only
£34–£68
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£3,150–£5,850
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£4,950–£9,450
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 history56d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — +£762/mo · £1,189/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 | 4.31% | -£426 | £77,645 | -28.2% | Low | Feasible |
| Housing-benefit rent | 3.12% | -£647 | £77,645 | -45.2% | Med | Feasible |
| Council lease | 0.00% | -£1,078 | £77,645 | -84.3% | Low | Feasible |
| Refurb & refinance | 4.31% | -£426 | £89,723 | -24.4% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 17.95% | +£762 | £77,645 | 65.9% | High | Feasible |
| Buy, improve & sell | 0.00% | -£199 | £242,848 | 9% | 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 let79% occupancy
£141/night ADR
Based on 3 short-let comps nearby
Rent by the room conversion upside
+£534/mo cash flow vs Rent it out if converted to Rent by the room
12.80% Return before costs on price converted vs 4.31% as-is
As-is Rent it out
Monthly profit-£425
Return before costs on price4.31%
Cash needed£68,148
If converted to Rent by the room
Monthly profit+£108
Return before costs on price12.80%
Cash needed£84,148
Δ vs Rent it out Monthly profit+£534
Show conversion detail
Cannot Rent by the room:Only 0 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Planning approval likelihood
Likely approvable · 69% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- no local HMO decisions on record
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
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 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
Tax treatment
Annual gross rent£9,708
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£5,117
Exit costs
Projected sale price (5y · 2%/yr growth)£248,418
Capital gain (pre-CGT)£23,418
Sale costs (~2.5%)£6,210
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-£21,924
Rates as of Oct 2024
Acquisition costs
£77,645cash neededPurchase price£225,000
Deposit (25%)£56,250
Stamp duty+5% additional-property surcharge£13,250
Refurb£2,070
Legal + survey£1,700
Mortgage fees£4,375
Total cash neededdeposit + costs (loan covers the rest)£77,645
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
Located in the highly sought after Brunswick Town conservation area of Hove, this delightful period studio flat offers a unique blend of character and modern living. The property features a well-proportioned studio room that serves as a versatile space, perfect for both relaxation and entertaining. The studio layout maximises the use of space, creating a warm and inviting atmosphere.
The bathroom is thoughtfully designed, providing all the necessary amenities for your daily…
Floor plans
Listing metaonthemarket · Brices - Hove
About this listing
56 days · OnTheMarketPrice history
No price history available.
Monthly profit
−£426
Cash needed
£78K
Return after costs
-6.59%
IRR
-6.78%
Listed 56d ago
Brunswick Square, Hove, Hove
studio · 1 bath
£225,000
est £809 · 4.31% gross
Conservation area
1 / 5
0/100
Marginal
4.31% — verify the rent + comps locally.
4.31% Return before costs — around the area average for this property type.
Monthly profit −£426/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£225K
Return before costs
4.31%
est rent £809/mo18 comps within 1 kmRange £748–£875/mo (Q1–Q3)
Bedrooms
0
1 bath
Energy rating
—
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: £748–£875/mo · n=18
Financing
DepositYour cash in — the rest is the mortgage25% · £56,250
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 (£1,553–£2,898 range), VAT-inclusive
Legal + survey (£)
Standard flat — £1,200 legal + £500 survey
Mortgage fees (£)
2% product fee on £168,750 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£426
after mortgage, operating costs & tax
Rent in£809/mo gross
£778/mo collected · £31/mo lost to voids
Where it goes
£879Mortgage£325Costs
Outgoings exceed rent — you top up £426/mo
Mortgage£879
Costs£325
Management£81
Maintenance£67
Insurance£28
CapEx reserve£40
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£426
Returns
Return before costs on price4.31%
Cash return on cash-6.59%
Gross margin£452
Cash needed£77,645
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.85
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 | £9,708 | £3,905 | £10,547 | £0 | £0 | -£4,744 | -£4,744 |
| Year 2 | £9,999 | £4,022 | £10,547 | £0 | £0 | -£4,569 | -£9,313 |
| Year 3 | £10,299 | £4,142 | £10,547 | £0 | £0 | -£4,390 | -£13,703 |
| Year 4 | £10,608 | £4,267 | £10,547 | £0 | £0 | -£4,205 | -£17,909 |
| Year 5 | £10,926 | £4,395 | £10,547 | £0 | £0 | -£4,015 | -£21,924 |
Rent by the room upside
What we verified
1208
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
HeritageListed building / conservation areaCA
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 + sqftNot stated on the listing
Area▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedNo postcode
FloodEA Flood Map · England onlyChecking…
Investor profile▾
Tenant profileBeds + postcode heuristicCheck locally
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£2,109
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£21,924
Acquisition costs
25% deposit£56,250
Stamp duty£13,250
Refurb£2,070
Legal + survey£1,700
Mortgage + broker£4,375
Cash needed£77,645
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
Located in the highly sought after Brunswick Town conservation area of Hove, this delightful period studio flat offers a unique blend of character and modern living. The property features a well-proportioned studio room that serves as a versatile space, perfect for both relaxation and entertaining. The studio layout maximises the use of space, creating a warm and inviting atmosphere.
The bathroom is thoughtfully designed, providing all the necessary amenities for your daily…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice