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Year 5 disposal
⊞ View all 5
9/ 100
Weak
5.91% return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£356/mo — significantly negative — real recurring drain
- -4.8% 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
−£356/mo
You top up £356/mo
Price
£250K
No local sold comps to compare
Return · IRR
-4.8%/yr
Loses money over 5 years
Cash to get in
£91K
Deposit + fees + refurb
Return before costs on price 5.91%5-yr return on cash -18%Rent est. £1,232 (£1,173–£1,294)
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: £1,173–£1,294/mo · n=116
Financing
DepositYour cash in — the rest is the mortgage25% · £62,500
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £187,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£356
after mortgage, operating costs & tax
Rent in£1,232/mo gross
£1,185/mo collected · £47/mo lost to voids
Where it goes
£977Mortgage£564Costs
Outgoings exceed rent — you top up £356/mo
Mortgage£977
Costs£564
Management£123
Maintenance£67
Insurance£28
CapEx reserve£62
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£356
Returns
Return before costs on price5.91%
Cash return on cash-4.68%
Gross margin£621
Cash needed£91,192
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.17
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 | £14,784 | £6,766 | £11,719 | £0 | £0 | -£3,701 | -£3,701 |
| Year 2 | £15,228 | £6,969 | £11,719 | £0 | £0 | -£3,460 | -£7,161 |
| Year 3 | £15,684 | £7,178 | £11,719 | £0 | £0 | -£3,213 | -£10,374 |
| Year 4 | £16,155 | £7,394 | £11,719 | £0 | £0 | -£2,957 | -£13,331 |
| Year 5 | £16,640 | £7,615 | £11,719 | £0 | £0 | -£2,695 | -£16,026 |
Disposal gain (gross)-£4,822
CGT£0
Net Disposal proceeds£269,120
What we verified
What we verified
21082 ok · 1 caution · 0 fail · 8 unknown
Legal & planning
LeaseholdAsk agent
Tenure & planningAsk agent
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 cohort1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Brighton · 7.2 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 history38d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — +£104/mo · £460/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 | 5.91% | -£356 | £91,192 | -17.6% | Low | Feasible |
| Housing-benefit rent | 4.41% | -£669 | £91,192 | -37.8% | Med | Feasible |
| Council lease | 0.00% | -£1,351 | £91,192 | -90.4% | Low | Feasible |
| Refurb & refinance | 5.91% | -£356 | £106,259 | -15.1% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 11.83% | +£104 | £91,192 | 10.5% | High | Feasible |
| Buy, improve & sell | 0.00% | -£374 | £276,509 | 7% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context522 active short-lets nearby
Short-let market context
- 522 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
£126/night ADR
Based on 45 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
11.52% Return before costs on price converted vs 5.91% as-is
As-is Rent it out
Monthly profit-£180
Return before costs on price5.91%
Cash needed£74,398
If converted to Rent by the room
Monthly profit+£29
Return before costs on price11.52%
Cash needed£90,398
Δ vs Rent it out Monthly profit+£209
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 · 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£14,784
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£4,269
Exit costs
Projected sale price (5y · 2%/yr growth)£276,020
Capital gain (pre-CGT)£26,020
Sale costs (~2.5%)£6,901
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-£16,026
Rates as of Oct 2024
Acquisition costs
£91,192cash neededPurchase price£250,000
Deposit (25%)£62,500
Stamp duty+5% additional-property surcharge£15,000
Refurb£6,417
Legal + survey£2,525
Mortgage fees£4,750
Total cash neededdeposit + costs (loan covers the rest)£91,192
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
This beautifully presented one bedroom first-floor apartment offers bright, well proportioned accommodation and is neutrally decorated throughout, creating an inviting home ready for immediate occupation.
The accommodation centres around a delightful living/dining room, providing ample space for both relaxing and entertaining, complemented by a separate fitted kitchen. The generously sized double bedroom offers comfortable accommodation, while the property further benefits…
Floor plans
Listing metaonthemarket · Whitlock & Heaps - Hove
About this listing
38 days · OnTheMarketPrice history
No price history available.
Monthly profit
−£356
Cash needed
£91K
Return after costs
-4.68%
IRR
-4.81%
Listed 38d ago
Westbourne Gardens, Hove, Hove
flat · 1 bed · 1 bath
£250,000
est £1,232 · 5.91% gross
1 / 5
9/100
Marginal
5.91% — verify the rent + comps locally.
5.91% Return before costs — around the area average for this property type.
Monthly profit −£356/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£250K
Return before costs
5.91%
est rent £1,232/mo116 comps within 1 kmRange £1,173–£1,294/mo (Q1–Q3)
Bedrooms
1
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: £1,173–£1,294/mo · n=116
Financing
DepositYour cash in — the rest is the mortgage25% · £62,500
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £187,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£356
after mortgage, operating costs & tax
Rent in£1,232/mo gross
£1,185/mo collected · £47/mo lost to voids
Where it goes
£977Mortgage£564Costs
Outgoings exceed rent — you top up £356/mo
Mortgage£977
Costs£564
Management£123
Maintenance£67
Insurance£28
CapEx reserve£62
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£356
Returns
Return before costs on price5.91%
Cash return on cash-4.68%
Gross margin£621
Cash needed£91,192
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.17
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context522 active short-lets nearby
Short-let market context
- 522 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 | £14,784 | £6,766 | £11,719 | £0 | £0 | -£3,701 | -£3,701 |
| Year 2 | £15,228 | £6,969 | £11,719 | £0 | £0 | -£3,460 | -£7,161 |
| Year 3 | £15,684 | £7,178 | £11,719 | £0 | £0 | -£3,213 | -£10,374 |
| Year 4 | £16,155 | £7,394 | £11,719 | £0 | £0 | -£2,957 | -£13,331 |
| Year 5 | £16,640 | £7,615 | £11,719 | £0 | £0 | -£2,695 | -£16,026 |
Rent by the room upside
What we verified
2207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeAsk agent
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 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£2,344
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£16,026
Acquisition costs
25% deposit£62,500
Stamp duty£15,000
Refurb£6,417
Legal + survey£2,525
Mortgage + broker£4,750
Cash needed£91,192
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
This beautifully presented one bedroom first-floor apartment offers bright, well proportioned accommodation and is neutrally decorated throughout, creating an inviting home ready for immediate occupation.
The accommodation centres around a delightful living/dining room, providing ample space for both relaxing and entertaining, complemented by a separate fitted kitchen. The generously sized double bedroom offers comfortable accommodation, while the property further benefits…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice