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Year 5 disposal
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Weak
4.48% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£665/mo — heavily negative — needs monthly capital injection
- -6.2% 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
−£665/mo
You top up £665/mo
Price
£375K
No local sold comps to compare
Return · IRR
-6.2%/yr
Loses money over 5 years
Cash to get in
£141K
Deposit + fees + refurb
Return before costs on price 4.48%5-yr return on cash -23%Rent est. £1,401 (£1,402–£1,400)
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 21 Sep 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: £1,402–£1,400/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £93,750
Standard 75% LTV for BTL
Mortgage rate5y fixed6.1%
5-year fixed at 75% LTV — 6.05% (as of 2026-09-21).
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 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
-£665
after mortgage, operating costs & tax
Rent in£1,401/mo gross
£1,347/mo collected · £54/mo lost to voids
Where it goes
£1,595Mortgage£417Costs
Outgoings exceed rent — you top up £665/mo
Mortgage£1,595
Costs£417
Management£140
Maintenance£67
Insurance£28
CapEx reserve£70
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£665
Returns
Return before costs on price4.48%
Cash return on cash-5.67%
Gross margin£930
Cash needed£140,789
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.88
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 | £16,812 | £5,003 | £19,139 | £0 | £0 | -£7,330 | -£7,330 |
| Year 2 | £17,316 | £5,153 | £19,139 | £0 | £0 | -£6,976 | -£14,305 |
| Year 3 | £17,836 | £5,307 | £19,139 | £0 | £0 | -£6,611 | -£20,916 |
| Year 4 | £18,371 | £5,467 | £19,139 | £0 | £0 | -£6,235 | -£27,151 |
| Year 5 | £18,922 | £5,631 | £19,139 | £0 | £0 | -£5,848 | -£32,999 |
Disposal gain (gross)-£11,734
CGT£0
Net Disposal proceeds£403,680
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
Building condition
Energy ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
EPC band from listing · verify certificate before exchanging
Find EPC certificate →Cladding safety certificateNot stated on the listing
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 cohortBN13 3HB · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Sussex · 23.2 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
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 history39d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — -£176/mo · £488/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 | 4.48% | -£665 | £140,789 | -23.4% | Low | Feasible |
| Housing-benefit rent | 3.03% | -£1,096 | £140,789 | -42.1% | Med | Feasible |
| Council lease | 0.00% | -£1,794 | £140,789 | -77.0% | Low | Feasible |
| Refurb & refinance | 4.48% | -£665 | £163,845 | -20.1% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 8.80% | -£176 | £140,789 | -3.7% | High | Feasible |
| Buy, improve & sell | 0.00% | -£199 | £419,720 | 6% | 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
Housing-benefit (LHA) scheme detailBRMA Worthing · cap £947/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Worthing
- LHA monthly cap:
- £947
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 let60% occupancy
£150/night ADR
Based on 6 short-let comps nearby
Rent by the room conversion upside
+£79/mo cash flow vs Rent it out if converted to Rent by the room
7.68% Return before costs on price converted vs 4.48% as-is
🔓 +1 bedroom potential
medium confidence2 → 3 lettable rooms
Potential, not guaranteed (subject to planning + regs). Estimate from the floorplan (kitchen size assumed) — verify room sizes against the floorplan before offering.
How we calculated this
floorplan shows 4 habitable rooms (2 beds + 2 reception(s)) in 73 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 3 lettable rooms (1 double, 0 single) (incl. the garage — convertible to a bedroom or the communal area); sized to Worthing adopted standard (6.51/10.22 m²; Adur & Worthing Councils - Compliance guide for Houses in Multiple Occupation (HMOs), V1.4 2023); loft conversion may add 1-2 further rooms (subject to head height/planning — not counted)
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
2 → 3 bed HMO+1 double
Sized to Worthing's adopted HMO standards
Projections use documented assumptions (local room rates, typical conversion costs, 75% LTV at 5.5%, indicative regional valuation yields) and each council’s published HMO standards. Not financial advice. Verify room sizes, licensing and planning with the council and a surveyor before purchase.
As-is Rent it out
Monthly profit-£531
Return before costs on price4.48%
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+£79
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
£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
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- GoodClapham and Patching CofE Primary SchoolPrimary · Academy converter · BN13 3UU
- GoodThe Laurels Primary School, WorthingPrimary · Academy converter · BN13 3QH
- Requires improvementHawthorns Primary SchoolPrimary · Academy sponsor led · BN13 3EZ
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
Annual gross rent£16,812
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£7,976
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-£32,999
Rates as of Oct 2024
Acquisition costs
£140,789cash neededPurchase price£375,000
Deposit (25%)£93,750
Stamp duty+5% additional-property surcharge£27,500
Refurb£10,764
Legal + survey£2,150
Mortgage fees£6,625
Total cash neededdeposit + costs (loan covers the rest)£140,789
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
We are delighted to offer this well presented Semi Detached Bungalow situated in a quiet close. The Beach to the south can be found in approximately 2.5 miles and to the north is the South Downs National Park so in a great location with good local amenities and shops including a bus route. The property has a nice entrance hall, living/dining room, fitted kitchen, two double bedrooms and a modern shower room/w.c. Outside is a nice size driveway leading to a garage and a nice s…
Floor plans
Listing metazoopla · Robert Luff & Co, Goring
About this listing
39 days · ZooplaPrice history
5-year price trend
Monthly profit
−£665
Cash needed
£141K
Return after costs
-5.67%
IRR
-6.19%
Listed 39d ago
Whylands Close, Worthing BN13
semi-detached · 2 bed · 1 bath
£375,000
est £1,401 · 4.48% gross
EPC D
1 / 14
0/100
Marginal
4.48% — verify the rent + comps locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£375K
Return before costs
4.48%
est rent £1,401/monot enough comparables
Bedrooms
2
1 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
Run the numbers
What-if calculator
Rates as of 21 Sep 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: £1,402–£1,400/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £93,750
Standard 75% LTV for BTL
Mortgage rate5y fixed6.1%
5-year fixed at 75% LTV — 6.05% (as of 2026-09-21).
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 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
-£665
after mortgage, operating costs & tax
Rent in£1,401/mo gross
£1,347/mo collected · £54/mo lost to voids
Where it goes
£1,595Mortgage£417Costs
Outgoings exceed rent — you top up £665/mo
Mortgage£1,595
Costs£417
Management£140
Maintenance£67
Insurance£28
CapEx reserve£70
Voids + council tax£8
Ltd co. accounts£104
Tax—
Shortfall−£665
Returns
Return before costs on price4.48%
Cash return on cash-5.67%
Gross margin£930
Cash needed£140,789
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.88
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Worthing · cap £947/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Worthing
- LHA monthly cap:
- £947
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 | £16,812 | £5,003 | £19,139 | £0 | £0 | -£7,330 | -£7,330 |
| Year 2 | £17,316 | £5,153 | £19,139 | £0 | £0 | -£6,976 | -£14,305 |
| Year 3 | £17,836 | £5,307 | £19,139 | £0 | £0 | -£6,611 | -£20,916 |
| Year 4 | £18,371 | £5,467 | £19,139 | £0 | £0 | -£6,235 | -£27,151 |
| Year 5 | £18,922 | £5,631 | £19,139 | £0 | £0 | -£5,848 | -£32,999 |
Rent by the room upside
What we verified
3306
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPC~£3,000–£7,000 to upgrade to CD
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£3,828
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£32,999
Acquisition costs
25% deposit£93,750
Stamp duty£27,500
Refurb£10,764
Legal + survey£2,150
Mortgage + broker£6,625
Cash needed£140,789
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 copyZoopla
We are delighted to offer this well presented Semi Detached Bungalow situated in a quiet close. The Beach to the south can be found in approximately 2.5 miles and to the north is the South Downs National Park so in a great location with good local amenities and shops including a bus route. The property has a nice entrance hall, living/dining room, fitted kitchen, two double bedrooms and a modern shower room/w.c. Outside is a nice size driveway leading to a garage and a nice s…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice