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Year 5 disposal
BMV -20%
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55/ 100
Caution
11.04% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 11.04% return before costs — above-market
- Priced below market -20% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (975 yrs) — no short-lease drag
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.
- 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
+£179/mo
Barely breaks even each month
Price vs market
Below market value
-20% vs 12 sold · interior unseen
Return · IRR
3.7%/yr
Modest annualised return
Cash left in
£34K
Stays in after refinancing at value
Price £175KCash to buy £66KReturn before costs on price 11.04%5-yr return on cash 26%Rent est. £1,610 (£993–£2,610)
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: £993–£2,610/mo · n=13
Financing
DepositYour cash in — the rest is the mortgage25% · £43,750
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £131,250 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£179
after mortgage, operating costs & tax
Rent in£1,610/mo gross
£1,548/mo collected · £62/mo lost to voids
Where it goes
£711Mortgage£616Costs
£179/mo left as profit · 12% of rent kept
Mortgage£711
Costs£616
Management£161
Maintenance£67
Insurance£20
CapEx reserve£81
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Tax£42
Profit+£179
Returns
Return before costs on price11.04%
Cash return on cash3.28%
Gross margin£932
Cash needed£65,542
Monthly profit payback30y 6m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.18
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 | £19,320 | £7,391 | £8,531 | £0 | £646 | £2,752 | £2,752 |
| Year 2 | £19,900 | £7,612 | £8,531 | £0 | £714 | £3,042 | £5,794 |
| Year 3 | £20,497 | £7,841 | £8,531 | £0 | £784 | £3,341 | £9,135 |
| Year 4 | £21,111 | £8,076 | £8,531 | £0 | £856 | £3,648 | £12,784 |
| Year 5 | £21,745 | £8,318 | £8,531 | £0 | £930 | £3,966 | £16,749 |
Disposal gain (gross)-£4,783
CGT£0
Net Disposal proceeds£188,384
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
Leasehold975 yr
Tenure & planning975 yr
Legal & planning
2 checks- TenureLeasehold
- 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
SchoolsChecking…
Schools& Ofsted catchmentGIAS register
No schools indexed for this postcode sector.
Investor
Tenant profileMixed demand
Tenant profilelikely cohortBN23 5AB · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Brighton · 29.6 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
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 history0d on marketno cuts yet
Strategy matrix
Rent it out wins — +£179/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 | 11.04% | +£179 | £65,542 | 25.6% | Low | Feasible |
| Housing-benefit rent | 4.92% | -£553 | £65,542 | -44.3% | Med | Feasible |
| Council lease | 4.92% | -£467 | £65,542 | -41.4% | Low | Feasible |
| Refurb & refinance | 11.04% | +£179 | £76,859 | 21.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £195,734 | 6% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Eastbourne · cap £718/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Eastbourne
- LHA monthly cap:
- £718
- 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
-£74/mo cash flow vs Rent it out if converted to Rent by the room
16.46% Return before costs on price converted vs 11.04% as-is
As-is Rent it out
Monthly profit+£340
Return before costs on price11.04%
Cash needed£55,648
If converted to Rent by the room
Monthly profit+£267
Return before costs on price16.46%
Cash needed£71,648
Δ vs Rent it out Monthly profit-£74
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.
Comparables
sold within 0.5 miWide · CV 14.3%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment1 school nearby
Nearby schoolsOfsted-rated, nearest first1 of 5
- GoodThe Haven Church of England Methodist Primary SchoolPrimary · Academy converter · BN23 5SW
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£19,320
Section 24 credit£0
Annual tax due£646
Post-tax Monthly profit annual£2,009
Exit costs
Projected sale price (5y · 2%/yr growth)£193,214
Capital gain (pre-CGT)£18,214
Sale costs (~2.5%)£4,830
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£16,749
Rates as of Oct 2024
Acquisition costs
£65,542cash neededPurchase price£175,000
Deposit (25%)£43,750
Stamp duty+5% additional-property surcharge£9,750
Refurb£6,417
Legal + survey£2,000
Mortgage fees£3,625
Total cash neededdeposit + costs (loan covers the rest)£65,542
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
A spacious and well presented one bedroom first floor apartment, enviably situated within the popular Sovereign Harbour North development and just a stone’s throw from the beach. The property offers bright and generously proportioned accommodation, including a spacious lounge and a well appointed kitchen featuring a range of integrated appliances and enjoying glimpses towards the coast. The double bedroom benefits from fitted wardrobes, while the bathroom is particularly well…
Floor plans
Nearby active comparables2 rentals
Comparable rentals
BN23 · same beds + typeMedian nearby: £863/mo · 1 of 2 already let-£747 vs our est
- Snowdon Close, Eastbourne, East Susse…1b£850/moDec 2025
- Wordsworth Drive, Eastbourne, East Su…Let1b£875/moMay 2026
Other deals nearby
BN23 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Town Property, Town Flats & Town Rentals
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
+£179
Cash needed
£66K
Return after costs
3.28%
IRR
3.66%
Callao Quay, Eastbourne BN23
flat · 1 bed · 1 bath
£175,000
est £1,610 · 11.04% gross
Chain freeLeasehold 975yr
Priced below market
1 / 13
55/100
Caution
11.04% — verify the rent + comps locally.
Priced below market -20% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
11.04% Return before costs — above-market
Chain free
Price
£175K
20% below sold comps
Return before costs
11.04%
est rent £1,610/monot enough comparablesRange £993–£2,610/mo (Q1–Q3)
Bedrooms
1
1 bath
Energy rating
—
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: £993–£2,610/mo · n=13
Financing
DepositYour cash in — the rest is the mortgage25% · £43,750
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 (£4,813–£8,984 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £131,250 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£179
after mortgage, operating costs & tax
Rent in£1,610/mo gross
£1,548/mo collected · £62/mo lost to voids
Where it goes
£711Mortgage£616Costs
£179/mo left as profit · 12% of rent kept
Mortgage£711
Costs£616
Management£161
Maintenance£67
Insurance£20
CapEx reserve£81
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Tax£42
Profit+£179
Returns
Return before costs on price11.04%
Cash return on cash3.28%
Gross margin£932
Cash needed£65,542
Monthly profit payback30y 6m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.18
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Eastbourne · cap £718/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Eastbourne
- LHA monthly cap:
- £718
- 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 | £19,320 | £7,391 | £8,531 | £0 | £646 | £2,752 | £2,752 |
| Year 2 | £19,900 | £7,612 | £8,531 | £0 | £714 | £3,042 | £5,794 |
| Year 3 | £20,497 | £7,841 | £8,531 | £0 | £784 | £3,341 | £9,135 |
| Year 4 | £21,111 | £8,076 | £8,531 | £0 | £856 | £3,648 | £12,784 |
| Year 5 | £21,745 | £8,318 | £8,531 | £0 | £930 | £3,966 | £16,749 |
Rent by the room upside
What we verified
3207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining975 yr
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 · 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 miWide · CV 14.3%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,706
Annual rental tax£504
CGT yr 5£0 · company level
5y net total£16,749
Acquisition costs
25% deposit£43,750
Stamp duty£9,750
Refurb£6,417
Legal + survey£2,000
Mortgage + broker£3,625
Cash needed£65,542
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
A spacious and well presented one bedroom first floor apartment, enviably situated within the popular Sovereign Harbour North development and just a stone’s throw from the beach. The property offers bright and generously proportioned accommodation, including a spacious lounge and a well appointed kitchen featuring a range of integrated appliances and enjoying glimpses towards the coast. The double bedroom benefits from fitted wardrobes, while the bathroom is particularly well…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice