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Year 5 disposal
⊞ View all 5
21/ 100
Weak
7.08% Rent by the room return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£445/mo — significantly negative — real recurring drain
- -4.1% 5y IRR — capital outlay disproportionate to returns
- 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
−£445/mo
You top up £445/mo
Price
£375K
No local sold comps to compare
Return · IRR
-4.1%/yr
Loses money over 5 years
Cash to get in
£146K
Deposit + fees + refurb
Return before costs on price · Rent by the room 7.08%5-yr return on cash -13%Rent est. £1,727 (£1,617–£1,844)
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: £1,617–£1,844/mo · n=25
Financing
DepositYour cash in — the rest is the mortgage25% · £93,750
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 (£11,799–£22,025 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £281,250 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
-£445
after mortgage, operating costs & tax
Rent in£1,727/mo gross
£1,661/mo collected · £66/mo lost to voids
Where it goes
£1,465Mortgage£641Costs
Outgoings exceed rent — you top up £445/mo
Mortgage£1,465
Costs£641
Management£173
Maintenance£67
Insurance£28
CapEx reserve£86
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£445
Returns
Return before costs on price5.53%
Cash return on cash-3.65%
Gross margin£1,020
Cash needed£146,132
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.09
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 | £20,724 | £7,686 | £17,578 | £0 | £0 | -£4,540 | -£4,540 |
| Year 2 | £21,346 | £7,917 | £17,578 | £0 | £0 | -£4,149 | -£8,689 |
| Year 3 | £21,986 | £8,154 | £17,578 | £0 | £0 | -£3,746 | -£12,436 |
| Year 4 | £22,646 | £8,399 | £17,578 | £0 | £0 | -£3,331 | -£15,767 |
| Year 5 | £23,325 | £8,651 | £17,578 | £0 | £0 | -£2,904 | -£18,671 |
Disposal gain (gross)-£17,077
CGT£0
Net Disposal proceeds£403,680
What we verified
What we verified
32063 ok · 2 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
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
Verify
Lender impact
No EWS1 / floor info in description. Buildings > 11 m need EWS1 or PAS 9980 — confirm height + status with the agent before offering.
Verify with lender
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 profileMixed demand
Tenant profilelikely cohort3 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Brighton · 8.7 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
3-bed · 2-bath · 1100 sqft
£30k–£59k
£ per sqft
building cost only
£28–£54
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£7,700–£14,300
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,100–£23,100
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
Price & sale history52d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — -£246/mo · £199/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 | 5.53% | -£445 | £146,132 | -12.8% | Low | Feasible |
| Housing-benefit rent | 4.63% | -£765 | £146,132 | -24.8% | Med | Feasible |
| Council lease | 0.00% | -£1,839 | £146,132 | -76.5% | Low | Feasible |
| Refurb & refinance | 5.53% | -£445 | £171,175 | -10.9% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 8.50% | -£246 | £146,132 | -7.0% | High | Feasible |
| Buy, improve & sell | 0.00% | -£374 | £427,050 | 5% | Med | Feasible |
| Rent by the room | 7.08% | -£1,578 | £172,132 | -49.0% | — | Feasible |
Short-let (SA) context441 active short-lets nearby
Short-let market context
- 441 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
£136/night ADR
Based on 114 short-let comps nearby
Rent by the room conversion upside
-£186/mo cash flow vs Rent it out if converted to Rent by the room
7.68% Return before costs on price converted vs 5.53% as-is
Room mix (3 lettable rooms)
1× Double @ £745/mo1× Single @ £622/mo1× En-suite @ £846/mo
≈ £2,213/mo gross room income
As-is Rent it out
Monthly profit-£266
Return before costs on price5.53%
Cash needed£105,648
If converted to Rent by the room
Monthly profit-£452
Return before costs on price7.68%
Cash needed£121,648
Δ vs Rent it out Monthly profit-£186
Show conversion detail
Conversion cost estimate
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
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.
£58,540–£109,680full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£4,400–£7,700
- Replumb£3,300–£6,600
- Windows£11,000–£19,800
- Paint + decor£7,700–£14,300
- Flooring£12,100–£23,100
Based on 788 HMO comps within 2.9 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
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£20,724
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£5,337
Exit costs
Projected sale price (5y · 2%/yr growth)£414,030
Capital gain (pre-CGT)£39,030
Sale costs (~2.5%)£10,351
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-£18,671
Rates as of Oct 2024
Acquisition costs
£146,132cash neededPurchase price£375,000
Deposit (25%)£93,750
Stamp duty+5% additional-property surcharge£27,500
Refurb£15,732
Legal + survey£2,525
Mortgage fees£6,625
Total cash neededdeposit + costs (loan covers the rest)£146,132
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
SUMMARY Welcome to this beautiful renovated three-bedroom, two-bathroom apartment with a share of the freehold, perfectly blending period charm with modern living. Ideally located in the sought-after New Church Road area, the property offers spacious accommodation close to Hove's seafront and amenities.
DESCRIPTION Welcome to this exceptional renovated three-bedroom, two-bathroom apartment, perfectly blending period charm with modern living. Ideally located in the sought-aft…
Floor plans
Listing metaonthemarket · Fox & Sons - Hove
About this listing
52 days · OnTheMarketPrice history
No price history available.
Monthly profit
−£445
Cash needed
£146K
Return after costs
-3.65%
IRR
-4.06%
Listed 52d ago
New Church Road, Hove, Hove
flat · 3 bed · 2 bath · 1,100 sqft
£375,000
est £1,727 · 5.53% gross
1 / 5
21/100
Marginal
7.08% — verify the rent + comps locally.
5.53% Return before costs — around the area average for this property type.
Monthly profit −£445/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£375K
Return before costs (best)
7.08%
Rent by the room
Bedrooms
3
2 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: £1,617–£1,844/mo · n=25
Financing
DepositYour cash in — the rest is the mortgage25% · £93,750
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 (£11,799–£22,025 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £281,250 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
-£445
after mortgage, operating costs & tax
Rent in£1,727/mo gross
£1,661/mo collected · £66/mo lost to voids
Where it goes
£1,465Mortgage£641Costs
Outgoings exceed rent — you top up £445/mo
Mortgage£1,465
Costs£641
Management£173
Maintenance£67
Insurance£28
CapEx reserve£86
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£445
Returns
Return before costs on price5.53%
Cash return on cash-3.65%
Gross margin£1,020
Cash needed£146,132
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.09
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context441 active short-lets nearby
Short-let market context
- 441 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 | £20,724 | £7,686 | £17,578 | £0 | £0 | -£4,540 | -£4,540 |
| Year 2 | £21,346 | £7,917 | £17,578 | £0 | £0 | -£4,149 | -£8,689 |
| Year 3 | £21,986 | £8,154 | £17,578 | £0 | £0 | -£3,746 | -£12,436 |
| Year 4 | £22,646 | £8,399 | £17,578 | £0 | £0 | -£3,331 | -£15,767 |
| Year 5 | £23,325 | £8,651 | £17,578 | £0 | £0 | -£2,904 | -£18,671 |
Rent by the room upside
What we verified
4106
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeLeasehold
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 · OfstedNo postcode
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£3,516
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£18,671
Acquisition costs
25% deposit£93,750
Stamp duty£27,500
Refurb£15,732
Legal + survey£2,525
Mortgage + broker£6,625
Cash needed£146,132
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
SUMMARY Welcome to this beautiful renovated three-bedroom, two-bathroom apartment with a share of the freehold, perfectly blending period charm with modern living. Ideally located in the sought-after New Church Road area, the property offers spacious accommodation close to Hove's seafront and amenities.
DESCRIPTION Welcome to this exceptional renovated three-bedroom, two-bathroom apartment, perfectly blending period charm with modern living. Ideally located in the sought-aft…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice