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Year 5 disposal
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0/ 100
Weak
3.67% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- EPC E — must hit C by 2030 (~£6,000–£12,000)
- 3.67% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£1,277/mo — heavily negative — needs monthly capital injection
- -8.4% 5y IRR — capital outlay disproportionate to returns
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£1K/mo
You top up £1K/mo
Price
£550K
No local sold comps to compare
Return · IRR
-8.4%/yr
Loses money over 5 years
Cash to get in
£213K
Deposit + fees + refurb
Return before costs on price 3.67%5-yr return on cash -32%Rent est. £1,684 (£1,476–£1,921)
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: £1,476–£1,921/mo · n=79
Financing
DepositYour cash in — the rest is the mortgage25% · £137,500
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 (£13,568–£25,326 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £2,500 legal + £850 survey
Mortgage fees (£)
2% product fee on £412,500 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£1,277
after mortgage, operating costs & tax
Rent in£1,684/mo gross
£1,619/mo collected · £65/mo lost to voids
Where it goes
£2,234Mortgage£662Costs
Outgoings exceed rent — you top up £1,277/mo
Mortgage£2,234
Costs£662
Management£168
Maintenance£67
Insurance£40
CapEx reserve£84
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£15
Tax—
Shortfall−£1,277
Returns
Return before costs on price3.67%
Cash return on cash-7.19%
Gross margin£958
Cash needed£213,190
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.72
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 | £20,208 | £7,941 | £26,813 | £0 | £0 | -£14,545 | -£14,545 |
| Year 2 | £20,814 | £8,179 | £26,813 | £0 | £0 | -£14,177 | -£28,722 |
| Year 3 | £21,439 | £8,424 | £26,813 | £0 | £0 | -£13,798 | -£42,521 |
| Year 4 | £22,082 | £8,677 | £26,813 | £0 | £0 | -£13,408 | -£55,928 |
| Year 5 | £22,744 | £8,937 | £26,813 | £0 | £0 | -£13,006 | -£68,934 |
Disposal gain (gross)-£24,377
CGT£0
Net Disposal proceeds£592,063
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingE
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand E
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£6k–£12k
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
OK
Floor
EWS1 typically required above 18m
Floor 0
Lender impact
Ground floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
Mortgageable
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 cohortBN3 1DN · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Brighton · 5.4 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 · 882 sqft
£23k–£45k
£ per sqft
building cost only
£26–£51
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,174–£11,466
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£9,702–£18,522
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history150d on market2 price changes
Strategy matrix
Short-stay let / Airbnb wins — +£430/mo · £1,466/mo ahead of Council lease
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 3.67% | -£1,277 | £213,190 | -32.3% | Low | Feasible |
| Housing-benefit rent | 2.61% | -£1,746 | £213,190 | -45.5% | Med | Feasible |
| Council lease | 3.67% | -£1,036 | £213,190 | -27.1% | Low | Feasible |
| Refurb & refinance | 3.67% | -£1,262 | £247,926 | -27.4% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 12.26% | +£430 | £213,190 | 16.2% | High | Feasible |
| Buy, improve & sell | 0.00% | -£386 | £623,676 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context325 active short-lets nearby
Short-let market context
- 325 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Brighton and Hove · cap £1,197/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Brighton and Hove
- LHA monthly cap:
- £1,197
- Scheme type:
- PSL
- Premium:
- +600% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
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 let64% occupancy
£289/night ADR
Based on 8 short-let comps nearby
Rent by the room conversion upside
-£151/mo cash flow vs Rent it out if converted to Rent by the room
5.24% Return before costs on price converted vs 3.67% as-is
As-is Rent it out
Monthly profit-£985
Return before costs on price3.67%
Cash needed£149,398
If converted to Rent by the room
Monthly profit-£1,136
Return before costs on price5.24%
Cash needed£165,398
Δ vs Rent it out Monthly profit-£151
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
Planning approval likelihood
Likely approvable · 67% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 50m (below threshold)
- local council HMO approval rate 67% (343 decisions)
≈0.0% within 50 m vs 10% policy
£55,458–£99,207full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 1 × bathroom£6,750–£12,375
- Rewire£4,410–£7,056
- Replumb£3,528–£6,174
- Windows£9,702–£16,758
- Paint + decor£8,820–£14,994
- Flooring£12,348–£22,050
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
Brighton and Hove HMO Article 4
≈0.0% within 50 m vs 10% policy
Tax treatment
Annual gross rent£20,208
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£15,322
Exit costs
Projected sale price (5y · 2%/yr growth)£607,244
Capital gain (pre-CGT)£57,244
Sale costs (~2.5%)£15,181
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-£68,934
Rates as of Oct 2024
Acquisition costs
£213,190cash neededPurchase price£550,000
Deposit (25%)£137,500
Stamp duty+5% additional-property surcharge£45,000
Refurb£18,090
Legal + survey£3,350
Mortgage fees£9,250
Total cash neededdeposit + costs (loan covers the rest)£213,190
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A BEAUTIFUL two bedroom ground floor GARDEN FLAT with a WEALTH OF PERIOD FEATURES AND CHARACTER in this SOUGHT AFTER LOCATION near StT ANN'S WELL GARDENS. The accommodation comprises entrance hall 17' LOUNGE/DINING ROOM, LEAN TO CONSERVATORY, 16' KITCHEN/DINING ROOM, REAR GARDEN, BATHROOM, WC, GSH, SHARE OF FREEHOLD, EPC E.
Ground Floor -
Entrance Hall - Coloured glass leaded light window, ceiling coving, picture rail, featuer fireplace with cast iron mantel with tiled inse…
Floor plans
Listing metarightmove · Brices
About this listing
150 days · RightmovePrice history
5-year price trend
Monthly profit
−£1,277
Cash needed
£213K
Return after costs
-7.19%
IRR
-8.35%
Listed 150d ago
York Avenue, Hove
flat · 2 bed · 1 bath · 882 sqft
£550,000
est £1,684 · 3.67% gross
EPC E
1 / 16
0/100
Marginal
3.67% — verify the rent + comps locally.
Energy rating E — Min. energy standard blocker by 2030 (~£6,000–£12,000 upgrade)
Price
£550K
Return before costs
3.67%
est rent £1,684/mo79 comps within 500 mRange £1,476–£1,921/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
E
MEES (Minimum Energy Efficiency Standards) blocker by 2030
~£6,000–£12,000 upgrade
~£6,000–£12,000 upgrade
Deal flags1 issue
EPC E — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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: £1,476–£1,921/mo · n=79
Financing
DepositYour cash in — the rest is the mortgage25% · £137,500
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 (£13,568–£25,326 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £2,500 legal + £850 survey
Mortgage fees (£)
2% product fee on £412,500 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£1,277
after mortgage, operating costs & tax
Rent in£1,684/mo gross
£1,619/mo collected · £65/mo lost to voids
Where it goes
£2,234Mortgage£662Costs
Outgoings exceed rent — you top up £1,277/mo
Mortgage£2,234
Costs£662
Management£168
Maintenance£67
Insurance£40
CapEx reserve£84
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£15
Tax—
Shortfall−£1,277
Returns
Return before costs on price3.67%
Cash return on cash-7.19%
Gross margin£958
Cash needed£213,190
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.72
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context325 active short-lets nearby
Short-let market context
- 325 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Brighton and Hove · cap £1,197/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Brighton and Hove
- LHA monthly cap:
- £1,197
- Scheme type:
- PSL
- Premium:
- +600% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
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 | £20,208 | £7,941 | £26,813 | £0 | £0 | -£14,545 | -£14,545 |
| Year 2 | £20,814 | £8,179 | £26,813 | £0 | £0 | -£14,177 | -£28,722 |
| Year 3 | £21,439 | £8,424 | £26,813 | £0 | £0 | -£13,798 | -£42,521 |
| Year 4 | £22,082 | £8,677 | £26,813 | £0 | £0 | -£13,408 | -£55,928 |
| Year 5 | £22,744 | £8,937 | £26,813 | £0 | £0 | -£13,006 | -£68,934 |
Rent by the room upside
What we verified
3216
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~£6,000–£12,000 to upgrade to CE
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£5,363
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£68,934
Acquisition costs
25% deposit£137,500
Stamp duty£45,000
Refurb£18,090
Legal + survey£3,350
Mortgage + broker£9,250
Cash needed£213,190
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 copyRightmove
A BEAUTIFUL two bedroom ground floor GARDEN FLAT with a WEALTH OF PERIOD FEATURES AND CHARACTER in this SOUGHT AFTER LOCATION near StT ANN'S WELL GARDENS. The accommodation comprises entrance hall 17' LOUNGE/DINING ROOM, LEAN TO CONSERVATORY, 16' KITCHEN/DINING ROOM, REAR GARDEN, BATHROOM, WC, GSH, SHARE OF FREEHOLD, EPC E.
Ground Floor -
Entrance Hall - Coloured glass leaded light window, ceiling coving, picture rail, featuer fireplace with cast iron mantel with tiled inse…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice