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Year 5 disposal
BMV -29%
⊞ View all 11
100/ 100
Strong
11.10% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Monthly profit +£236/mo from completion — the no.1 reason to invest
- 11.10% return before costs — above-market
- Priced below market -29% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£236/mo
Pays you every month, net of costs
Price vs market
Below market value
-29% vs 12 sold · interior unseen
Return · IRR
4.0%/yr
Modest annualised return
Cash left in
£20K
Stays in after refinancing at value
Price £200KCash to buy £80KReturn before costs on price 11.10%5-yr return on cash 26%Rent est. £1,850 (£1,726–£1,983)
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: £1,726–£1,983/mo · n=130
Financing
DepositYour cash in — the rest is the mortgage25% · £50,000
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 (£9,531–£17,791 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £150,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£236
after mortgage, operating costs & tax
Rent in£1,850/mo gross
£1,779/mo collected · £71/mo lost to voids
Where it goes
£813Mortgage£675Costs
£236/mo left as profit · 13% of rent kept
Mortgage£813
Costs£675
Management£185
Maintenance£67
Insurance£28
CapEx reserve£93
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£17
Tax£55
Profit+£236
Returns
Return before costs on price11.10%
Cash return on cash3.54%
Gross margin£1,104
Cash needed£80,208
Monthly profit payback28y 4m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.19
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 | £22,200 | £8,096 | £9,750 | £0 | £827 | £3,528 | £3,528 |
| Year 2 | £22,866 | £8,338 | £9,750 | £0 | £908 | £3,870 | £7,397 |
| Year 3 | £23,552 | £8,589 | £9,750 | £0 | £991 | £4,222 | £11,620 |
| Year 4 | £24,259 | £8,846 | £9,750 | £0 | £1,076 | £4,586 | £16,206 |
| Year 5 | £24,986 | £9,112 | £9,750 | £0 | £1,164 | £4,961 | £21,167 |
Disposal gain (gross)-£10,912
CGT£0
Net Disposal proceeds£215,296
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
Critical
Lender impact
Top-floor / penthouse listing — building almost certainly > 11 m. Must have EWS1 or PAS 9980 to be mortgageable; verify with vendor.
Most lenders refuse
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 7JR · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Brighton · 7.4 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 · 570 sqft
£17k–£35k
£ per sqft
building cost only
£31–£61
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£3,990–£7,410
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,270–£11,970
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history137d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£250,000 in 2023 → £200,000 asking
-20.0%in 3y
- 2023£250,000+35.1% in 7y
- 2016£185,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Council lease wins — +£449/mo · £188/mo ahead of Short-stay let / Airbnb
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 11.10% | +£236 | £80,208 | 26.4% | Low | Feasible |
| Housing-benefit rent | 7.18% | -£308 | £80,208 | -13.4% | Med | Feasible |
| ⭐ Council lease | 11.10% | +£449 | £80,208 | 38.7% | Low | Feasible |
| Refurb & refinance | 11.10% | +£250 | £95,291 | 23.1% | Med | Feasible |
| Short-stay let / Airbnb | 15.93% | +£260 | £80,208 | 23.9% | High | Feasible |
| Buy, improve & sell | 0.00% | -£374 | £231,291 | 3% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context370 active short-lets nearby
Short-let market context
- 370 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
£136/night ADR
Based on 41 short-let comps nearby
Rent by the room conversion upside
-£231/mo cash flow vs Rent it out if converted to Rent by the room
14.40% Return before costs on price converted vs 11.10% as-is
As-is Rent it out
Monthly profit+£419
Return before costs on price11.10%
Cash needed£61,898
If converted to Rent by the room
Monthly profit+£187
Return before costs on price14.40%
Cash needed£77,898
Δ vs Rent it out Monthly profit-£231
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
£41,730–£75,495full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 1 × bathroom£6,750–£12,375
- Rewire£2,850–£4,560
- Replumb£2,280–£3,990
- Windows£6,270–£10,830
- Paint + decor£5,700–£9,690
- Flooring£7,980–£14,250
Comparables
sold within 0.5 miWide · CV 34.9%Med confidence
Loading 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 & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodAldrington CofE Primary SchoolPrimary · Voluntary aided school · BN3 7QD
- GoodHove Park School and Sixth Form CentreSecondary · Community school · BN3 7BN
- Not ratedBilingual Primary School - Brighton & HovePrimary · Free schools · BN3 7QA
- Not ratedGoldstone Primary SchoolPrimary · Community school · BN3 7JW
- Not ratedBlatchington Mill SchoolSecondary · Community school · BN3 7BW
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£22,200
Section 24 credit£0
Annual tax due£827
Post-tax Monthly profit annual£2,674
Exit costs
Projected sale price (5y · 2%/yr growth)£220,816
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£21,167
Rates as of Oct 2024
Acquisition costs
£80,208cash neededPurchase price£200,000
Deposit (25%)£50,000
Stamp duty+5% additional-property surcharge£11,500
Refurb£12,708
Legal + survey£2,000
Mortgage fees£4,000
Total cash neededdeposit + costs (loan covers the rest)£80,208
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Situated in a convenient and well-connected location in Hove, this well-presented top floor two-bedroom apartment offers bright accommodation, attractive rooftop views towards the sea, and the benefit of an allocated off-road parking space.
The property comprises a spacious living room positioned at the rear of the building, enjoying elevated views across the surrounding area and towards the coastline. A modern fitted kitchen sits adjacent, while the newly fitted bathroom ad…
Floor plans
Nearby active comparables5 rentals
Comparable rentals
BN3 · same beds + typeMedian nearby: £1,600/mo · 5 of 5 already let-£250 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 · Tailor James
About this listing
137 days · RightmovePrice history
5-year price trend
Monthly profit
+£236
Cash needed
£80K
Return after costs
3.54%
IRR
4.01%
Listed 137d ago
Old Shoreham Road, Hove, BN3
flat · 2 bed · 1 bath · 570 sqft
£200,000
est £1,850 · 11.10% gross
Leasehold 999yrEPC C
Priced below market
1 / 11
100/100
Strong
11.10% — verify the rent + comps locally.
Priced below market -29% vs 12 nearby sold (last 12 mo)
Monthly profit +£236/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
11.10% Return before costs — above-market
Price
£200K
29% below sold comps
Return before costs
11.10%
est rent £1,850/mo130 comps within 1.5 kmRange £1,726–£1,983/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: £1,726–£1,983/mo · n=130
Financing
DepositYour cash in — the rest is the mortgage25% · £50,000
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 (£9,531–£17,791 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £150,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£236
after mortgage, operating costs & tax
Rent in£1,850/mo gross
£1,779/mo collected · £71/mo lost to voids
Where it goes
£813Mortgage£675Costs
£236/mo left as profit · 13% of rent kept
Mortgage£813
Costs£675
Management£185
Maintenance£67
Insurance£28
CapEx reserve£93
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£17
Tax£55
Profit+£236
Returns
Return before costs on price11.10%
Cash return on cash3.54%
Gross margin£1,104
Cash needed£80,208
Monthly profit payback28y 4m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.19
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context370 active short-lets nearby
Short-let market context
- 370 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 | £22,200 | £8,096 | £9,750 | £0 | £827 | £3,528 | £3,528 |
| Year 2 | £22,866 | £8,338 | £9,750 | £0 | £908 | £3,870 | £7,397 |
| Year 3 | £23,552 | £8,589 | £9,750 | £0 | £991 | £4,222 | £11,620 |
| Year 4 | £24,259 | £8,846 | £9,750 | £0 | £1,076 | £4,586 | £16,206 |
| Year 5 | £24,986 | £9,112 | £9,750 | £0 | £1,164 | £4,961 | £21,167 |
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 miWide · CV 34.9%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,950
Annual rental tax£665
CGT yr 5£0 · company level
5y net total£21,167
Acquisition costs
25% deposit£50,000
Stamp duty£11,500
Refurb£12,708
Legal + survey£2,000
Mortgage + broker£4,000
Cash needed£80,208
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
Situated in a convenient and well-connected location in Hove, this well-presented top floor two-bedroom apartment offers bright accommodation, attractive rooftop views towards the sea, and the benefit of an allocated off-road parking space.
The property comprises a spacious living room positioned at the rear of the building, enjoying elevated views across the surrounding area and towards the coastline. A modern fitted kitchen sits adjacent, while the newly fitted bathroom ad…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice