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Year 5 disposal
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Caution
Real 8.98% Housing-benefit rent return before costs but flagged risks need pricing in.
Why it works
- 7.91% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£140/mo — mildly negative — equity build may cover
- -3.0% 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
−£140/mo
You top up £140/mo
Price
£160K
No local sold comps to compare
Return · IRR
-3.0%/yr
Loses money over 5 years
Cash to get in
£55K
Deposit + fees + refurb
Return before costs on price · Housing-benefit rent 8.98%5-yr return on cash -7%Rent est. £1,055 (£949–£1,173)
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: £949–£1,173/mo · n=120
Financing
DepositYour cash in — the rest is the mortgage25% · £40,000
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £120,000 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£140
after mortgage, operating costs & tax
Rent in£1,055/mo gross
£1,014/mo collected · £41/mo lost to voids
Where it goes
£625Mortgage£529Costs
Outgoings exceed rent — you top up £140/mo
Mortgage£625
Costs£529
Management£106
Maintenance£67
Insurance£20
CapEx reserve£53
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£140
Returns
Return before costs on price7.91%
Cash return on cash-3.03%
Gross margin£485
Cash needed£55,450
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.56
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 | £12,660 | £6,352 | £7,500 | £0 | £0 | -£1,191 | -£1,191 |
| Year 2 | £13,040 | £6,542 | £7,500 | £0 | £0 | -£1,002 | -£2,194 |
| Year 3 | £13,431 | £6,738 | £7,500 | £0 | £0 | -£807 | -£3,001 |
| Year 4 | £13,834 | £6,940 | £7,500 | £0 | £0 | -£607 | -£3,608 |
| Year 5 | £14,249 | £7,149 | £7,500 | £0 | £0 | -£400 | -£4,007 |
Disposal gain (gross)£187
CGT£35
Net Disposal proceeds£172,202
What we verified
What we verified
23062 ok · 3 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 cohort2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Brighton · 27.6 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 history27d on marketno cuts yet
Strategy matrix
Rent it out wins — -£140/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 | 7.91% | -£140 | £55,450 | -7.2% | Low | Feasible |
| Housing-benefit rent | 7.91% | -£206 | £55,450 | -10.2% | Med | Feasible |
| Council lease | 0.00% | -£991 | £55,450 | -109.7% | Low | Feasible |
| Refurb & refinance | 7.91% | -£140 | £63,990 | -6.3% | Med | Feasible |
| Short-stay let / Airbnb | 0.54% | -£948 | £55,450 | -104.7% | High | Feasible |
| Buy, improve & sell | 0.00% | -£366 | £172,590 | 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 let5% occupancy
£53/night ADR
Based on 3 short-let comps nearby
Rent by the room conversion upside
+£291/mo cash flow vs Rent it out if converted to Rent by the room
18.00% Return before costs on price converted vs 7.91% as-is
As-is Rent it out
Monthly profit+£23
Return before costs on price7.91%
Cash needed£51,898
If converted to Rent by the room
Monthly profit+£314
Return before costs on price18.00%
Cash needed£67,898
Δ vs Rent it out Monthly profit+£291
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
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£42,690–£80,380full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£3,240–£5,670
- Replumb£2,430–£4,860
- Windows£8,100–£14,580
- Paint + decor£5,670–£10,530
- Flooring£8,910–£17,010
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
Tax treatment
Annual gross rent£12,660
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,678
Exit costs
Projected sale price (5y · 2%/yr growth)£176,653
Capital gain (pre-CGT)£16,653
Sale costs (~2.5%)£4,416
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-£4,007
Rates as of Oct 2024
Acquisition costs
£55,450cash neededPurchase price£160,000
Deposit (25%)£40,000
Stamp duty+5% additional-property surcharge£8,700
Refurb£1,350
Legal + survey£2,000
Mortgage fees£3,400
Total cash neededdeposit + costs (loan covers the rest)£55,450
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
SUMMARY Recently refurbished and ideally located just moments from Eastbourne Seafront, this two-bedroom third-floor apartment features a spacious lounge with bay window and side sea views, modern kitchen, private balcony and is offered with vacant possession. Ideal for homeowners and investors alike.
DESCRIPTION Fox & Sons are delighted to welcome to the market this two-bedroom third-floor apartment, enviably positioned just moments from Eastbourne Seafront. Ideally situat…
Floor plans
Listing metaonthemarket · Fox & Sons - Eastbourne
About this listing
27 days · OnTheMarketPrice history
No price history available.
Monthly profit
−£140
Cash needed
£55K
Return after costs
-3.03%
IRR
-3.03%
Listed 27d ago
Queens Gardens, Eastbourne, Eastbourne
flat · 2 bed · 1 bath
£160,000
est £1,055 · 7.91% gross
Chain free
1 / 5
50/100
Caution
Real 8.98% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.91% Return before costs — above-market
Chain free
Price
£160K
Return before costs (best)
8.98%
Housing-benefit rent
Bedrooms
2
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: £949–£1,173/mo · n=120
Financing
DepositYour cash in — the rest is the mortgage25% · £40,000
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £120,000 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£140
after mortgage, operating costs & tax
Rent in£1,055/mo gross
£1,014/mo collected · £41/mo lost to voids
Where it goes
£625Mortgage£529Costs
Outgoings exceed rent — you top up £140/mo
Mortgage£625
Costs£529
Management£106
Maintenance£67
Insurance£20
CapEx reserve£53
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£140
Returns
Return before costs on price7.91%
Cash return on cash-3.03%
Gross margin£485
Cash needed£55,450
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.56
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £12,660 | £6,352 | £7,500 | £0 | £0 | -£1,191 | -£1,191 |
| Year 2 | £13,040 | £6,542 | £7,500 | £0 | £0 | -£1,002 | -£2,194 |
| Year 3 | £13,431 | £6,738 | £7,500 | £0 | £0 | -£807 | -£3,001 |
| Year 4 | £13,834 | £6,940 | £7,500 | £0 | £0 | -£607 | -£3,608 |
| Year 5 | £14,249 | £7,149 | £7,500 | £0 | £0 | -£400 | -£4,007 |
Rent by the room upside
What we verified
2306
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
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 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£1,500
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£4,007
Acquisition costs
25% deposit£40,000
Stamp duty£8,700
Refurb£1,350
Legal + survey£2,000
Mortgage + broker£3,400
Cash needed£55,450
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 Recently refurbished and ideally located just moments from Eastbourne Seafront, this two-bedroom third-floor apartment features a spacious lounge with bay window and side sea views, modern kitchen, private balcony and is offered with vacant possession. Ideal for homeowners and investors alike.
DESCRIPTION Fox & Sons are delighted to welcome to the market this two-bedroom third-floor apartment, enviably positioned just moments from Eastbourne Seafront. Ideally situat…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice