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Year 5 disposal
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29/ 100
Weak
6.90% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£50/mo — mildly negative — equity build may cover
- -0.3% 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
−£50/mo
You top up £50/mo
Price
£230K
No local sold comps to compare
Return · IRR
-0.3%/yr
Loses money over 5 years
Cash to get in
£90K
Deposit + fees + refurb
Return before costs on price 6.90%5-yr return on cash 3%Rent est. £1,323 (£1,282–£1,365)
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: £1,282–£1,365/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £57,500
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 (£9,582–£17,886 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £172,500 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£50
after mortgage, operating costs & tax
Rent in£1,323/mo gross
£1,272/mo collected · £51/mo lost to voids
Where it goes
£934Mortgage£388Costs
Outgoings exceed rent — you top up £50/mo
Mortgage£934
Costs£388
Management£132
Maintenance£50
Insurance£28
CapEx reserve£66
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£50
Returns
Return before costs on price6.90%
Cash return on cash-0.67%
Gross margin£884
Cash needed£90,026
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.36
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 | £15,876 | £4,653 | £11,213 | £0 | £2 | £8 | £8 |
| Year 2 | £16,352 | £4,793 | £11,213 | £0 | £66 | £281 | £289 |
| Year 3 | £16,843 | £4,937 | £11,213 | £0 | £132 | £562 | £850 |
| Year 4 | £17,348 | £5,085 | £11,213 | £0 | £200 | £851 | £1,701 |
| Year 5 | £17,869 | £5,237 | £11,213 | £0 | £270 | £1,149 | £2,850 |
Disposal gain (gross)-£10,486
CGT£0
Net Disposal proceeds£247,590
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
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
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 cohortBN22 9RJ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Brighton · 25.2 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 · 862 sqft
£23k–£45k
£ per sqft
building cost only
£26–£52
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,034–£11,206
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£9,482–£18,102
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history0d on marketno cuts yet
Strategy matrix
Rent it out wins — -£50/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 | 6.90% | -£50 | £90,026 | 3.2% | Low | Feasible |
| Housing-benefit rent | 4.69% | -£455 | £90,026 | -23.4% | Med | Feasible |
| Council lease | 4.69% | -£353 | £90,026 | -21.1% | Low | Feasible |
| Refurb & refinance | 6.90% | -£50 | £106,636 | 2.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£182 | £263,186 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Eastbourne · cap £898/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Eastbourne
- LHA monthly cap:
- £898
- Scheme type:
- nominee
- Premium:
- +0% premium over LHA cap
- Management:
- landlord pays agent (typical 10%)
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
+£120/mo cash flow vs Rent it out if converted to Rent by the room
12.52% Return before costs on price converted vs 6.90% as-is
As-is Rent it out
Monthly profit-£28
Return before costs on price6.90%
Cash needed£69,398
If converted to Rent by the room
Monthly profit+£93
Return before costs on price12.52%
Cash needed£85,398
Δ vs Rent it out Monthly profit+£120
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
£54,578–£97,687full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 1 × bathroom£6,750–£12,375
- Rewire£4,310–£6,896
- Replumb£3,448–£6,034
- Windows£9,482–£16,378
- Paint + decor£8,620–£14,654
- Flooring£12,068–£21,550
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 & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodHeron Park Primary AcademyPrimary · Academy sponsor led · BN22 9EE
- GoodParkland Junior SchoolPrimary · Academy converter · BN22 9QJ
- Not ratedSummerdown SchoolNot applicable · Free schools special · BN22 9PZ
- Not ratedParkland Infant SchoolPrimary · Academy converter · BN22 9QJ
- Not ratedThe Eastbourne AcademySecondary · Academy sponsor led · BN22 9RQ
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£15,876
Section 24 credit£0
Annual tax due£2
Post-tax Monthly profit annual-£603
Exit costs
Projected sale price (5y · 2%/yr growth)£253,939
Capital gain (pre-CGT)£23,939
Sale costs (~2.5%)£6,348
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£2,850
Rates as of Oct 2024
Acquisition costs
£90,026cash neededPurchase price£230,000
Deposit (25%)£57,500
Stamp duty+5% additional-property surcharge£13,600
Refurb£12,776
Legal + survey£1,700
Mortgage fees£4,450
Total cash neededdeposit + costs (loan covers the rest)£90,026
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Price guide: £230,000 - £250,000
Offering well-proportioned accommodation across two floors, this spacious mid-terraced home provides a comfortable and practical living space, with two double bedrooms, a good-sized rear garden and the added benefit of being offered to the market with no onward chain.
The ground floor comprises a generous living room, providing a comfortable main reception space, while to the rear is a well-sized kitchen/dining room with plenty of room for b…
Floor plans
Listing metazoopla · Oakfield Estate Agents
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£50
Cash needed
£90K
Return after costs
-0.67%
IRR
-0.34%
Henfield Road, Eastbourne BN22
terraced · 2 bed · 1 bath · 862 sqft
£230,000
est £1,323 · 6.90% gross
Chain freeEPC C
1 / 13
29/100
Marginal
6.90% — verify the rent + comps locally.
Chain free
Price
£230K
Return before costs
6.90%
est rent £1,323/monot enough comparablesRange £1,282–£1,365/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
C
Energy rating
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: £1,282–£1,365/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £57,500
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 (£9,582–£17,886 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £172,500 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£50
after mortgage, operating costs & tax
Rent in£1,323/mo gross
£1,272/mo collected · £51/mo lost to voids
Where it goes
£934Mortgage£388Costs
Outgoings exceed rent — you top up £50/mo
Mortgage£934
Costs£388
Management£132
Maintenance£50
Insurance£28
CapEx reserve£66
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£50
Returns
Return before costs on price6.90%
Cash return on cash-0.67%
Gross margin£884
Cash needed£90,026
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.36
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Eastbourne · cap £898/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Eastbourne
- LHA monthly cap:
- £898
- Scheme type:
- nominee
- Premium:
- +0% premium over LHA cap
- Management:
- landlord pays agent (typical 10%)
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 | £15,876 | £4,653 | £11,213 | £0 | £2 | £8 | £8 |
| Year 2 | £16,352 | £4,793 | £11,213 | £0 | £66 | £281 | £289 |
| Year 3 | £16,843 | £4,937 | £11,213 | £0 | £132 | £562 | £850 |
| Year 4 | £17,348 | £5,085 | £11,213 | £0 | £200 | £851 | £1,701 |
| Year 5 | £17,869 | £5,237 | £11,213 | £0 | £270 | £1,149 | £2,850 |
Rent by the room upside
What we verified
4206
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▾
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£2,243
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£2,850
Acquisition costs
25% deposit£57,500
Stamp duty£13,600
Refurb£12,776
Legal + survey£1,700
Mortgage + broker£4,450
Cash needed£90,026
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
Price guide: £230,000 - £250,000
Offering well-proportioned accommodation across two floors, this spacious mid-terraced home provides a comfortable and practical living space, with two double bedrooms, a good-sized rear garden and the added benefit of being offered to the market with no onward chain.
The ground floor comprises a generous living room, providing a comfortable main reception space, while to the rear is a well-sized kitchen/dining room with plenty of room for b…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice