Skip to main contenthow this is calculated →
Year 5 disposal
⊞ View all 5
30/ 100
Weak
16.57% return before costs — verify the rent + comps locally.
Why it works
- Monthly profit +£220/mo from completion — the no.1 reason to invest
- 16.57% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC C — MEES compliant
Why to be cautious
- Lease 45 yrs — mortgageability risk
- Service charge unknown — could swing £100-300/mo
- 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
+£220/mo
Pays you every month, net of costs
Price
£90K
No local sold comps to compare
Return · IRR
4.0%/yr
Modest annualised return
Cash to get in
£81K
Deposit + fees + refurb
Return before costs on price 16.57%5-yr return on cash 22%Rent est. £1,243 (£1,140–£1,355)
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: £1,140–£1,355/mo · n=75
Financing
DepositYour cash in — the rest is the mortgage25% · £22,500
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 (£37,028–£69,118 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £67,500 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
+£220
after mortgage, operating costs & tax
Rent in£1,243/mo gross
£1,195/mo collected · £48/mo lost to voids
Where it goes
£366Mortgage£557Costs£220Your profit
£220/mo left as profit · 18% of rent kept
Mortgage£366
Costs£557
Management£124
Maintenance£67
Insurance£20
CapEx reserve£62
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax£52
Profit+£220
Returns
Return before costs on price16.57%
Cash return on cash3.28%
Gross margin£638
Cash needed£80,720
Monthly profit payback30y 7m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress3.27
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 | £14,916 | £6,690 | £4,388 | £0 | £729 | £3,110 | £3,110 |
| Year 2 | £15,363 | £6,891 | £4,388 | £0 | £776 | £3,309 | £6,419 |
| Year 3 | £15,824 | £7,097 | £4,388 | £0 | £825 | £3,515 | £9,934 |
| Year 4 | £16,299 | £7,310 | £4,388 | £0 | £874 | £3,727 | £13,661 |
| Year 5 | £16,788 | £7,530 | £4,388 | £0 | £925 | £3,946 | £17,607 |
Disposal gain (gross)-£48,987
CGT£0
Net Disposal proceeds£96,883
What we verified
What we verified
31253 ok · 1 caution · 2 fail · 5 unknown
Legal & planning
Leasehold45 yr
Tenure & planning45 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
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
SchoolsChecking…
Schools& Ofsted catchmentGIAS register
No schools indexed for this postcode sector.
Investor
Tenant profileMixed demand
Tenant profilelikely cohortBN3 · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Brighton · 8.2 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 history43d on marketno cuts yet
Strategy matrix
Rent it out wins — +£220/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 | 16.57% | +£220 | £80,720 | 21.8% | Low | Feasible |
| Housing-benefit rent | 12.43% | -£40 | £80,720 | 3.4% | Med | Feasible |
| Council lease | 0.00% | -£732 | £80,720 | -56.1% | Low | Feasible |
| Refurb & refinance | 16.57% | +£220 | £104,968 | 16.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £165,618 | -35% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
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
Rent by the room conversion upside
+£168/mo cash flow vs Rent it out if converted to Rent by the room
32.00% Return before costs on price converted vs 16.57% as-is
As-is Rent it out
Monthly profit+£368
Return before costs on price16.57%
Cash needed£34,398
If converted to Rent by the room
Monthly profit+£536
Return before costs on price32.00%
Cash needed£50,398
Δ vs Rent it out Monthly profit+£168
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.
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
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£14,916
Section 24 credit£0
Annual tax due£729
Post-tax Monthly profit annual£2,536
Exit costs
Projected sale price (5y · 2%/yr growth)£99,367
Capital gain (pre-CGT)£9,367
Sale costs (~2.5%)£2,484
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£17,607
Rates as of Oct 2024
Acquisition costs
£80,720cash neededPurchase price£90,000
Deposit (25%)£22,500
Stamp duty+5% additional-property surcharge£4,500
Refurb£49,370
Legal + survey£2,000
Mortgage fees£2,350
Total cash neededdeposit + costs (loan covers the rest)£80,720
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
*CASH BUYERS ONLY, Starting Bid £110,000*
Offered for sale at a guide price of £110,000, this characterful one-bedroom property on Norman Road presents an excellent opportunity for cash purchasers seeking a home or investment with plenty of potential.
The accommodation offers a comfortable living area, fitted kitchen, bathroom and a well-proportioned bedroom, together with useful storage throughout. A particular feature is the private balcony/outdoor space, providing an at…
Floor plans
Nearby active comparables9 rentals
Comparable rentals
BN3 · same beds + typeMedian nearby: £1,300/mo · 9 of 9 already let+£57 vs our est
- Palmer House, 110-111 Davigdor Road,…Let1b£1,250/moMay 2026
- Palmer House, 110-111 Davigdor Road,…Let1b£1,300/moMay 2026
- Norton Road, Hove, BN3Let1b£1,550/moMay 2026
- Western Road, Hove, BN3Let1b£1,200/moMay 2026
- Lansdowne Street, Hove, BN3Let1b£1,350/moMay 2026
- Church Road, Hove, BN3Let1b£1,100/moMay 2026
- Church Road, Hove, BN3Let1b£1,100/moMay 2026
- Lansdowne St, Hove, BN3Let1b£1,300/moMay 2026
- Brunswick Place, Hove, BN3Let1b£1,695/moMay 2026
Other deals nearby
BN3 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metaonthemarket · Belvoir - Brighton & Hove
About this listing
43 days · OnTheMarketPrice history
5-year price trend
Monthly profit
+£220
Cash needed
£81K
Return after costs
3.28%
IRR
4.03%
Listed 43d ago
Norman Road, Hove, BN3, Hove, BN3
flat · 1 bed · 1 bath
£90,000
est £1,243 · 16.57% gross
Leasehold 45yrEPC C
1 / 5
30/100
Marginal
16.57% — verify the rent + comps locally.
Monthly profit +£220/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
16.57% Return before costs — above-market
Lease 45 yrs — mortgage risk
Price
£90K
Return before costs
16.57%
est rent £1,243/monot enough comparablesRange £1,140–£1,355/mo (Q1–Q3)
Bedrooms
1
1 bath
Energy rating
C
Energy rating
Deal flags1 issue
Short lease — 45 yrs
Most lenders refuse below 60 yrs; extension cost likely £20k+
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: £1,140–£1,355/mo · n=75
Financing
DepositYour cash in — the rest is the mortgage25% · £22,500
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 (£37,028–£69,118 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £67,500 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
+£220
after mortgage, operating costs & tax
Rent in£1,243/mo gross
£1,195/mo collected · £48/mo lost to voids
Where it goes
£366Mortgage£557Costs£220Your profit
£220/mo left as profit · 18% of rent kept
Mortgage£366
Costs£557
Management£124
Maintenance£67
Insurance£20
CapEx reserve£62
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax£52
Profit+£220
Returns
Return before costs on price16.57%
Cash return on cash3.28%
Gross margin£638
Cash needed£80,720
Monthly profit payback30y 7m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress3.27
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 | £14,916 | £6,690 | £4,388 | £0 | £729 | £3,110 | £3,110 |
| Year 2 | £15,363 | £6,891 | £4,388 | £0 | £776 | £3,309 | £6,419 |
| Year 3 | £15,824 | £7,097 | £4,388 | £0 | £825 | £3,515 | £9,934 |
| Year 4 | £16,299 | £7,310 | £4,388 | £0 | £874 | £3,727 | £13,661 |
| Year 5 | £16,788 | £7,530 | £4,388 | £0 | £925 | £3,946 | £17,607 |
Rent by the room upside
What we verified
3216
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining45 yr
HeritageListed building / conservation areaNot stated on the listing
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£878
Annual rental tax£620
CGT yr 5£0 · company level
5y net total£17,607
Acquisition costs
25% deposit£22,500
Stamp duty£4,500
Refurb£49,370
Legal + survey£2,000
Mortgage + broker£2,350
Cash needed£80,720
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
*CASH BUYERS ONLY, Starting Bid £110,000*
Offered for sale at a guide price of £110,000, this characterful one-bedroom property on Norman Road presents an excellent opportunity for cash purchasers seeking a home or investment with plenty of potential.
The accommodation offers a comfortable living area, fitted kitchen, bathroom and a well-proportioned bedroom, together with useful storage throughout. A particular feature is the private balcony/outdoor space, providing an at…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice