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Year 5 disposal
⊞ View all 13
17/ 100
Weak
6.67% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£253/mo — significantly negative — real recurring drain
- -3.8% 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
−£253/mo
You top up £253/mo
Price
£200K
No local sold comps to compare
Return · IRR
-3.8%/yr
Loses money over 5 years
Cash to get in
£79K
Deposit + fees + refurb
Return before costs on price 6.67%5-yr return on cash -13%Rent est. £1,111 (£1,045–£1,181)
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: £1,045–£1,181/mo · n=22
Financing
DepositYour cash in — the rest is the mortgage25% · £49,999
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 (£8,418–£15,714 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £149,996.25 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
-£253
after mortgage, operating costs & tax
Rent in£1,111/mo gross
£1,068/mo collected · £43/mo lost to voids
Where it goes
£781Mortgage£540Costs
Outgoings exceed rent — you top up £253/mo
Mortgage£781
Costs£540
Management£111
Maintenance£67
Insurance£20
CapEx reserve£56
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£253
Returns
Return before costs on price6.67%
Cash return on cash-3.86%
Gross margin£528
Cash needed£78,723
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.31
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 | £13,332 | £6,481 | £9,375 | £0 | £0 | -£2,524 | -£2,524 |
| Year 2 | £13,732 | £6,676 | £9,375 | £0 | £0 | -£2,319 | -£4,843 |
| Year 3 | £14,144 | £6,876 | £9,375 | £0 | £0 | -£2,107 | -£6,949 |
| Year 4 | £14,568 | £7,082 | £9,375 | £0 | £0 | -£1,889 | -£8,838 |
| Year 5 | £15,005 | £7,295 | £9,375 | £0 | £0 | -£1,664 | -£10,503 |
Disposal gain (gross)-£9,429
CGT£0
Net Disposal proceeds£215,290
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
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 cohortTN39 3TW · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Brighton · 36.5 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 · 737 sqft
£20k–£40k
£ per sqft
building cost only
£28–£55
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,159–£9,581
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,107–£15,477
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 — -£253/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 | 6.67% | -£253 | £78,723 | -13.3% | Low | Feasible |
| Housing-benefit rent | 5.00% | -£535 | £78,723 | -34.4% | Med | Feasible |
| Council lease | 0.00% | -£1,147 | £78,723 | -89.2% | Low | Feasible |
| Refurb & refinance | 6.67% | -£253 | £93,213 | -11.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £229,209 | 4% | 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
+£270/mo cash flow vs Rent it out if converted to Rent by the room
14.40% Return before costs on price converted vs 6.67% as-is
As-is Rent it out
Monthly profit-£83
Return before costs on price6.67%
Cash needed£61,897
If converted to Rent by the room
Monthly profit+£187
Return before costs on price14.40%
Cash needed£77,897
Δ vs Rent it out Monthly profit+£270
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
£49,078–£88,187full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 1 × bathroom£6,750–£12,375
- Rewire£3,685–£5,896
- Replumb£2,948–£5,159
- Windows£8,107–£14,003
- Paint + decor£7,370–£12,529
- Flooring£10,318–£18,425
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£13,332
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,037
Exit costs
Projected sale price (5y · 2%/yr growth)£220,811
Capital gain (pre-CGT)£20,816
Sale costs (~2.5%)£5,520
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-£10,503
Rates as of Oct 2024
Acquisition costs
£78,723cash neededPurchase price£199,995
Deposit (25%)£49,999
Stamp duty+5% additional-property surcharge£11,500
Refurb£11,224
Legal + survey£2,000
Mortgage fees£4,000
Total cash neededdeposit + costs (loan covers the rest)£78,723
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Abbott & Abbott Estate Agents offer for sale, with no onward chain, this bright and most attractive first floor purpose built flat, situated at the end of a cul-de-sac and only a few hundred yards from Little Common shops and services, via a footpath. Built around 1990 by national builders, Prowtings, the property offers well-planned accommodation which provides two bedrooms, an excellent 15' x 12'6 lounge with a southerly aspect, a kitchen/dining room with integrated applian…
Floor plans
Listing metazoopla · Abbott & Abbott
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£253
Cash needed
£79K
Return after costs
-3.86%
IRR
-3.76%
Hillborough Close, Little Common, Bexhill-On-Sea TN39
flat · 2 bed · 1 bath · 737 sqft
£199,995
est £1,111 · 6.67% gross
Leasehold 963yrEPC C
1 / 13
17/100
Marginal
6.67% — verify the rent + comps locally.
6.67% Return before costs — around the area average for this property type.
Monthly profit −£253/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating C — Min. energy standard 2030 compliant.
Price
£200K
Return before costs
6.67%
est rent £1,111/monot enough comparablesRange £1,045–£1,181/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
C
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: £1,045–£1,181/mo · n=22
Financing
DepositYour cash in — the rest is the mortgage25% · £49,999
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 (£8,418–£15,714 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £149,996.25 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
-£253
after mortgage, operating costs & tax
Rent in£1,111/mo gross
£1,068/mo collected · £43/mo lost to voids
Where it goes
£781Mortgage£540Costs
Outgoings exceed rent — you top up £253/mo
Mortgage£781
Costs£540
Management£111
Maintenance£67
Insurance£20
CapEx reserve£56
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£253
Returns
Return before costs on price6.67%
Cash return on cash-3.86%
Gross margin£528
Cash needed£78,723
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.31
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 | £13,332 | £6,481 | £9,375 | £0 | £0 | -£2,524 | -£2,524 |
| Year 2 | £13,732 | £6,676 | £9,375 | £0 | £0 | -£2,319 | -£4,843 |
| Year 3 | £14,144 | £6,876 | £9,375 | £0 | £0 | -£2,107 | -£6,949 |
| Year 4 | £14,568 | £7,082 | £9,375 | £0 | £0 | -£1,889 | -£8,838 |
| Year 5 | £15,005 | £7,295 | £9,375 | £0 | £0 | -£1,664 | -£10,503 |
Rent by the room upside
What we verified
4206
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remainingFreehold
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£1,875
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£10,503
Acquisition costs
25% deposit£49,999
Stamp duty£11,500
Refurb£11,224
Legal + survey£2,000
Mortgage + broker£4,000
Cash needed£78,723
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
Abbott & Abbott Estate Agents offer for sale, with no onward chain, this bright and most attractive first floor purpose built flat, situated at the end of a cul-de-sac and only a few hundred yards from Little Common shops and services, via a footpath. Built around 1990 by national builders, Prowtings, the property offers well-planned accommodation which provides two bedrooms, an excellent 15' x 12'6 lounge with a southerly aspect, a kitchen/dining room with integrated applian…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice