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Year 5 disposal
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85/ 100
Strong
Strong investment fundamentals.
Why it works
- Monthly profit +£336/mo from completion — the no.1 reason to invest
- 13.67% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Cash only — often signals cladding / short lease / structural
- 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
+£336/mo
Pays you every month, net of costs
Price
£155K
No local sold comps to compare
Return · IRR
4.1%/yr
Modest annualised return
Cash to get in
£127K
Deposit + fees + refurb
Return before costs on price 13.67%5-yr return on cash 21%Rent est. £1,766 (£1,610–£1,937)
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: £1,610–£1,937/mo · n=105
Financing
DepositYour cash in — the rest is the mortgage25% · £38,750
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 (£55,955–£104,448 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £116,250 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
+£336
after mortgage, operating costs & tax
Rent in£1,766/mo gross
£1,698/mo collected · £68/mo lost to voids
Where it goes
£630Mortgage£654Costs£336Your profit
£336/mo left as profit · 20% of rent kept
Mortgage£630
Costs£654
Management£177
Maintenance£67
Insurance£20
CapEx reserve£88
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£16
Tax£79
Profit+£336
Returns
Return before costs on price13.67%
Cash return on cash3.17%
Gross margin£1,044
Cash needed£127,031
Monthly profit payback31y 7m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.70
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 | £21,192 | £7,848 | £7,556 | £0 | £1,100 | £4,687 | £4,687 |
| Year 2 | £21,828 | £8,084 | £7,556 | £0 | £1,176 | £5,012 | £9,699 |
| Year 3 | £22,483 | £8,326 | £7,556 | £0 | £1,254 | £5,346 | £15,045 |
| Year 4 | £23,157 | £8,576 | £7,556 | £0 | £1,335 | £5,690 | £20,735 |
| Year 5 | £23,852 | £8,833 | £7,556 | £0 | £1,418 | £6,044 | £26,779 |
Disposal gain (gross)-£73,102
CGT£0
Net Disposal proceeds£166,854
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- 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 statusDirect mention
OKInfoVerifyCritical
Severity
EWS1 mentioned in listing
OK
Lender impact
EWS1 form mentioned in listing — confirm the rating (A1/A2 = ok, B1/B2 = remediation required).
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 3RX · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Brighton · 6.3 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 history145d on marketno cuts yet
Strategy matrix
Council lease wins — +£539/mo · £191/mo ahead of Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 13.67% | +£336 | £127,031 | 21.1% | Low | Feasible |
| Housing-benefit rent | 9.27% | -£119 | £127,031 | 0.3% | Med | Feasible |
| ⭐ Council lease | 13.67% | +£539 | £127,031 | 28.5% | Low | Feasible |
| Refurb & refinance | 13.67% | +£349 | £164,623 | 16.8% | Med | Feasible |
| Short-stay let / Airbnb | 13.26% | -£32 | £127,031 | 0.2% | High | Feasible |
| Buy, improve & sell | 0.00% | -£366 | £269,798 | -31% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context406 active short-lets nearby
Short-let market context
- 406 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 let36% occupancy
£157/night ADR
Based on 110 short-let comps nearby
Rent by the room conversion upside
-£176/mo cash flow vs Rent it out if converted to Rent by the room
18.58% Return before costs on price converted vs 13.67% as-is
As-is Rent it out
Monthly profit+£506
Return before costs on price13.67%
Cash needed£50,648
If converted to Rent by the room
Monthly profit+£330
Return before costs on price18.58%
Cash needed£66,648
Δ vs Rent it out Monthly profit-£176
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
£52,074–£93,000full refurb + room split
⚠️ Capped at 60% of £155,000 asking (£93,000). Raw model: £58,230–£103,995. Verify with a surveyor before offering.
What's in this cost
- Kitchen£8,853–£17,707
- 1 × bathroom£6,036–£11,067
- Rewire£4,225–£6,761
- Replumb£3,380–£5,916
- Windows£9,296–£16,057
- Paint + decor£8,451–£14,367
- Flooring£11,831–£21,127
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
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- Not ratedThe Montessori PlaceNot applicable · Other independent school · BN3 3ER
- Not ratedSt Andrew's CofE (Aided) Primary SchoolPrimary · Voluntary aided school · BN3 3YT
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£21,192
Section 24 credit£0
Annual tax due£1,100
Post-tax Monthly profit annual£3,872
Exit costs
Projected sale price (5y · 2%/yr growth)£171,133
Capital gain (pre-CGT)£16,133
Sale costs (~2.5%)£4,278
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£26,779
Rates as of Oct 2024
Acquisition costs
£127,031cash neededPurchase price£155,000
Deposit (25%)£38,750
Stamp duty+5% additional-property surcharge£8,350
Refurb£74,606
Legal + survey£2,000
Mortgage fees£3,325
Total cash neededdeposit + costs (loan covers the rest)£127,031
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Cash Buyers Only! A bright and well-positioned home set close to excellent transport links, popular cafés, shopping facilities and the nearby seafront, offering fantastic potential in a highly sought-after location. Early viewing is advised.
Set within a highly convenient location close to a variety of shops, cafes, restaurants and everyday amenities, this well-positioned home presents an excellent opportunity for cash buyers, investors or buyers looking to add their own per…
Floor plans
Nearby active comparables5 rentals
Comparable rentals
BN3 · same beds + typeMedian nearby: £1,600/mo · 5 of 5 already let-£166 vs our est
- Tisbury Road, Hove, BN3Let2b£1,550/moMay 2026
- Brunswick Terrace, Hove, BN3Let2b£2,499/moMay 2026
- Waterloo Street, Hove, BN3Let2b£1,500/moMay 2026
- Waterloo Street, Hove BN3 1AYLet2b£1,600/moMay 2026
- Livingstone Road, Hove, BN3Let2b£2,900/moMay 2026
Other deals nearby
BN3 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Springbok Properties
About this listing
145 days · RightmovePrice history
5-year price trend
Monthly profit
+£336
Cash needed
£127K
Return after costs
3.17%
IRR
4.06%
Listed 145d ago
Cliftonville Court, Goldstone Villas, Hove, East Sussex
flat · 2 bed · 1 bath
£155,000
est £1,766 · 13.67% gross
Conservation areaCash only
1 / 13
85/100
Strong
Real 13.67% — fundamentals work.
Monthly profit +£336/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
13.67% Return before costs — above-market
Price
£155K
Return before costs
13.67%
est rent £1,766/mo105 comps within 1 kmRange £1,610–£1,937/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
—
Energy rating
Deal flags1 issue
Cash buyers only
Often signals cladding, structural, or short-lease issues
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: £1,610–£1,937/mo · n=105
Financing
DepositYour cash in — the rest is the mortgage25% · £38,750
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 (£55,955–£104,448 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £116,250 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
+£336
after mortgage, operating costs & tax
Rent in£1,766/mo gross
£1,698/mo collected · £68/mo lost to voids
Where it goes
£630Mortgage£654Costs£336Your profit
£336/mo left as profit · 20% of rent kept
Mortgage£630
Costs£654
Management£177
Maintenance£67
Insurance£20
CapEx reserve£88
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£16
Tax£79
Profit+£336
Returns
Return before costs on price13.67%
Cash return on cash3.17%
Gross margin£1,044
Cash needed£127,031
Monthly profit payback31y 7m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.70
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context406 active short-lets nearby
Short-let market context
- 406 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 | £21,192 | £7,848 | £7,556 | £0 | £1,100 | £4,687 | £4,687 |
| Year 2 | £21,828 | £8,084 | £7,556 | £0 | £1,176 | £5,012 | £9,699 |
| Year 3 | £22,483 | £8,326 | £7,556 | £0 | £1,254 | £5,346 | £15,045 |
| Year 4 | £23,157 | £8,576 | £7,556 | £0 | £1,335 | £5,690 | £20,735 |
| Year 5 | £23,852 | £8,833 | £7,556 | £0 | £1,418 | £6,044 | £26,779 |
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 areaCA
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,511
Annual rental tax£945
CGT yr 5£0 · company level
5y net total£26,779
Acquisition costs
25% deposit£38,750
Stamp duty£8,350
Refurb£74,606
Legal + survey£2,000
Mortgage + broker£3,325
Cash needed£127,031
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
Cash Buyers Only! A bright and well-positioned home set close to excellent transport links, popular cafés, shopping facilities and the nearby seafront, offering fantastic potential in a highly sought-after location. Early viewing is advised.
Set within a highly convenient location close to a variety of shops, cafes, restaurants and everyday amenities, this well-positioned home presents an excellent opportunity for cash buyers, investors or buyers looking to add their own per…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice