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Year 5 disposal
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29/ 100
Weak
7.68% return before costs — verify the rent + comps locally.
Why it works
- 7.68% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Monthly profit −£62/mo — mildly negative — equity build may cover
- -0.8% 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
−£62/mo
You top up £62/mo
Price
£280K
No local sold comps to compare
Return · IRR
-0.8%/yr
Loses money over 5 years
Cash to get in
£97K
Deposit + fees + refurb
Return before costs on price 7.68%5-yr return on cash 4%Rent est. £1,793 (£1,543–£2,084)
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: £1,543–£2,084/mo · n=115
Financing
DepositYour cash in — the rest is the mortgage25% · £70,000
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 — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £210,000 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
-£62
after mortgage, operating costs & tax
Rent in£1,793/mo gross
£1,724/mo collected · £69/mo lost to voids
Where it goes
£1,138Mortgage£649Costs
Outgoings exceed rent — you top up £62/mo
Mortgage£1,138
Costs£649
Management£179
Maintenance£67
Insurance£28
CapEx reserve£90
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£62
Returns
Return before costs on price7.68%
Cash return on cash-0.77%
Gross margin£1,075
Cash needed£97,075
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.52
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 | £21,516 | £7,785 | £13,650 | £0 | £15 | £66 | £66 |
| Year 2 | £22,161 | £8,019 | £13,650 | £0 | £94 | £399 | £464 |
| Year 3 | £22,826 | £8,260 | £13,650 | £0 | £174 | £743 | £1,207 |
| Year 4 | £23,511 | £8,507 | £13,650 | £0 | £257 | £1,097 | £2,304 |
| Year 5 | £24,216 | £8,763 | £13,650 | £0 | £343 | £1,461 | £3,765 |
Disposal gain (gross)-£461
CGT£0
Net Disposal proceeds£301,414
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Leaseholdmaterial factsListing extract
Ground rent
Doubling = lender risk
£100/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
Critical
Lender impact
Top-floor / penthouse listing — building almost certainly > 11 m. Must have EWS1 or PAS 9980 to be mortgageable; verify with vendor.
Most lenders refuse
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 · 6.6 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 · 810 sqft
£22k–£43k
£ 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£5,670–£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 history53d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — -£33/mo · £29/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 | 7.68% | -£62 | £97,075 | 3.9% | Low | Feasible |
| Housing-benefit rent | 5.13% | -£622 | £97,075 | -30.4% | Med | Feasible |
| Council lease | 0.00% | -£1,512 | £97,075 | -94.9% | Low | Feasible |
| Refurb & refinance | 7.68% | -£62 | £111,615 | 3.4% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 11.17% | -£33 | £97,075 | 1.9% | High | Feasible |
| Buy, improve & sell | 0.00% | -£374 | £302,415 | 9% | 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
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
-£209/mo cash flow vs Rent it out if converted to Rent by the room
10.29% Return before costs on price converted vs 7.68% as-is
As-is Rent it out
Monthly profit+£128
Return before costs on price7.68%
Cash needed£81,898
If converted to Rent by the room
Monthly profit-£81
Return before costs on price10.29%
Cash needed£97,898
Δ vs Rent it out Monthly profit-£209
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
£58,230–£103,995full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 1 × bathroom£6,750–£12,375
- 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£21,516
Section 24 credit£0
Annual tax due£15
Post-tax Monthly profit annual-£762
Exit costs
Projected sale price (5y · 2%/yr growth)£309,143
Capital gain (pre-CGT)£29,143
Sale costs (~2.5%)£7,729
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£3,765
Rates as of Oct 2024
Acquisition costs
£97,075cash neededPurchase price£280,000
Deposit (25%)£70,000
Stamp duty+5% additional-property surcharge£18,000
Refurb£1,350
Legal + survey£2,525
Mortgage fees£5,200
Total cash neededdeposit + costs (loan covers the rest)£97,075
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
Spacious two-bedroom top floor apartment located just moments from the seafront and offered with no onward chain. Featuring two excellent-sized double bedrooms, a fitted kitchen, bright living accommodation and scope for cosmetic updating.
Situated on the second floor, the apartment offers well-proportioned accommodation throughout. Upon entering, a welcoming hallway provides access to all principal rooms. The bright and spacious sitting room offers ample room for both seati…
Floor plans
Nearby active comparables5 rentals · 5 deals
Comparable rentals
BN3 · same beds + typeMedian nearby: £1,600/mo · 5 of 5 already let-£193 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 metaonthemarket · Charters - Hove
About this listing
53 days · OnTheMarketPrice history
5-year price trend
Monthly profit
−£62
Cash needed
£97K
Return after costs
-0.77%
IRR
-0.85%
Listed 53d ago
Fourth Avenue, Hove, BN3, Hove, BN3
flat · 2 bed · 1 bath
£280,000
est £1,793 · 7.68% gross
Leasehold 995yr
1 / 5
29/100
Marginal
7.68% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.68% Return before costs — above-market
Price
£280K
Return before costs
7.68%
est rent £1,793/mo115 comps within 1.5 kmRange £1,543–£2,084/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: £1,543–£2,084/mo · n=115
Financing
DepositYour cash in — the rest is the mortgage25% · £70,000
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 — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £210,000 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
-£62
after mortgage, operating costs & tax
Rent in£1,793/mo gross
£1,724/mo collected · £69/mo lost to voids
Where it goes
£1,138Mortgage£649Costs
Outgoings exceed rent — you top up £62/mo
Mortgage£1,138
Costs£649
Management£179
Maintenance£67
Insurance£28
CapEx reserve£90
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£62
Returns
Return before costs on price7.68%
Cash return on cash-0.77%
Gross margin£1,075
Cash needed£97,075
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.52
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
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 | £21,516 | £7,785 | £13,650 | £0 | £15 | £66 | £66 |
| Year 2 | £22,161 | £8,019 | £13,650 | £0 | £94 | £399 | £464 |
| Year 3 | £22,826 | £8,260 | £13,650 | £0 | £174 | £743 | £1,207 |
| Year 4 | £23,511 | £8,507 | £13,650 | £0 | £257 | £1,097 | £2,304 |
| Year 5 | £24,216 | £8,763 | £13,650 | £0 | £343 | £1,461 | £3,765 |
Rent by the room upside
What we verified
3207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remainingFreehold
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£2,730
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£3,765
Acquisition costs
25% deposit£70,000
Stamp duty£18,000
Refurb£1,350
Legal + survey£2,525
Mortgage + broker£5,200
Cash needed£97,075
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
Spacious two-bedroom top floor apartment located just moments from the seafront and offered with no onward chain. Featuring two excellent-sized double bedrooms, a fitted kitchen, bright living accommodation and scope for cosmetic updating.
Situated on the second floor, the apartment offers well-proportioned accommodation throughout. Upon entering, a welcoming hallway provides access to all principal rooms. The bright and spacious sitting room offers ample room for both seati…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice