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Year 5 disposal
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85/ 100
Strong
Strong investment fundamentals.
Why it works
- Monthly profit +£281/mo from completion — the no.1 reason to invest
- 12.40% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Leasehold 99yr — verify at solicitor
- Auction lot — bridging-only finance, 28-day completion
- Service charge unknown — could swing £100-300/mo
- 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
+£281/mo
Pays you every month, net of costs
Price
£170K
No local sold comps to compare
Return · IRR
5.2%/yr
Modest annualised return
Cash to get in
£72K
Deposit + fees + refurb
Return before costs on price 12.40%5-yr return on cash 32%Rent est. £1,756 (£1,538–£2,005)
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: £1,538–£2,005/mo · n=109
Financing
DepositYour cash in — the rest is the mortgage25% · £42,500
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 (£11,213–£20,930 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £127,500 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£281
after mortgage, operating costs & tax
Rent in£1,756/mo gross
£1,688/mo collected · £68/mo lost to voids
Where it goes
£691Mortgage£650Costs£281Your profit
£281/mo left as profit · 17% of rent kept
Mortgage£691
Costs£650
Management£176
Maintenance£67
Insurance£20
CapEx reserve£88
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£16
Tax£66
Profit+£281
Returns
Return before costs on price12.40%
Cash return on cash4.66%
Gross margin£1,038
Cash needed£72,400
Monthly profit payback21y 6m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.44
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 | £21,072 | £7,805 | £8,288 | £0 | £946 | £4,033 | £4,033 |
| Year 2 | £21,704 | £8,039 | £8,288 | £0 | £1,022 | £4,355 | £8,388 |
| Year 3 | £22,355 | £8,281 | £8,288 | £0 | £1,100 | £4,687 | £13,076 |
| Year 4 | £23,026 | £8,529 | £8,288 | £0 | £1,180 | £5,029 | £18,105 |
| Year 5 | £23,717 | £8,785 | £8,288 | £0 | £1,262 | £5,382 | £23,487 |
Disposal gain (gross)-£13,349
CGT£0
Net Disposal proceeds£183,001
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
Leasehold99 yr
Tenure & planning99 yr
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 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 cohortBN3 2TE · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Brighton · 6.8 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 history24d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£288,000 in 2014 → £170,000 asking
-41.0%in 12y
- 2014£288,000+40.5% in 8y
- 2006£205,000—
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 — +£482/mo · £133/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 | 12.40% | +£281 | £72,400 | 32.4% | Low | Feasible |
| Housing-benefit rent | 8.45% | -£176 | £72,400 | -3.9% | Med | Feasible |
| ⭐ Council lease | 12.40% | +£482 | £72,400 | 45.3% | Low | Feasible |
| Refurb & refinance | 12.40% | +£294 | £86,880 | 28.0% | Med | Feasible |
| Short-stay let / Airbnb | 18.40% | +£349 | £72,400 | 33.8% | High | Feasible |
| Buy, improve & sell | 0.00% | -£366 | £202,330 | 1% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context446 active short-lets nearby
Short-let market context
- 446 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
£133/night ADR
Based on 110 short-let comps nearby
Rent by the room conversion upside
-£170/mo cash flow vs Rent it out if converted to Rent by the room
16.94% Return before costs on price converted vs 12.40% as-is
As-is Rent it out
Monthly profit+£452
Return before costs on price12.40%
Cash needed£54,398
If converted to Rent by the room
Monthly profit+£282
Return before costs on price16.94%
Cash needed£70,398
Δ vs Rent it out Monthly profit-£170
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
£57,113–£102,000full refurb + room split
⚠️ Capped at 60% of £170,000 asking (£102,000). Raw model: £58,230–£103,995. Verify with a surveyor before offering.
What's in this cost
- Kitchen£9,710–£19,420
- 1 × bathroom£6,621–£12,138
- Rewire£4,634–£7,415
- Replumb£3,707–£6,488
- Windows£10,196–£17,611
- Paint + decor£9,269–£15,757
- Flooring£12,976–£23,172
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 · 1 pending HMO application nearby
Tax treatment
Annual gross rent£21,072
Section 24 credit£0
Annual tax due£946
Post-tax Monthly profit annual£3,223
Exit costs
Projected sale price (5y · 2%/yr growth)£187,694
Capital gain (pre-CGT)£17,694
Sale costs (~2.5%)£4,692
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£23,487
Rates as of Oct 2024
Acquisition costs
£72,400cash neededPurchase price£170,000
Deposit (25%)£42,500
Stamp duty+5% additional-property surcharge£9,400
Refurb£14,950
Legal + survey£2,000
Mortgage fees£3,550
Total cash neededdeposit + costs (loan covers the rest)£72,400
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
For Sale by Auction 30th September Guide Price £170,000 - £180,000. A 2 bedroom flat occupying the entire second floor of this attractive period building. The property is bright and with two spacious bedrooms, superb kitchen/living space and bathroom. The layout, good sized rooms and amount of natural light all combine to create a real sense of space throughout.
The popular location will certainly appeal to many with Hove seafront at one end of the road and the popular shops…
Floor plans
Nearby active comparables5 rentals
Comparable rentals
BN3 · same beds + typeMedian nearby: £1,600/mo · 5 of 5 already let-£156 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 · Nicholas James
About this listing
24 days · RightmovePrice history
5-year price trend
Monthly profit
+£281
Cash needed
£72K
Return after costs
4.66%
IRR
5.24%
Listed 24d ago
St. Aubyns, Hove
flat · 2 bed · 1 bath
£170,000
est £1,756 · 12.40% gross
Leasehold 99yr
1 / 9
85/100
Strong
Real 12.40% — fundamentals work.
Monthly profit +£281/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
12.40% Return before costs — above-market
Lease 99 yrs — extend before exit
Price
£170K
Return before costs
12.40%
est rent £1,756/mo109 comps within 1 kmRange £1,538–£2,005/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
—
Energy rating
Deal flags1 issue
Auction
Guide price — assume +20-30% in the room
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: £1,538–£2,005/mo · n=109
Financing
DepositYour cash in — the rest is the mortgage25% · £42,500
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 (£11,213–£20,930 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £127,500 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£281
after mortgage, operating costs & tax
Rent in£1,756/mo gross
£1,688/mo collected · £68/mo lost to voids
Where it goes
£691Mortgage£650Costs£281Your profit
£281/mo left as profit · 17% of rent kept
Mortgage£691
Costs£650
Management£176
Maintenance£67
Insurance£20
CapEx reserve£88
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£16
Tax£66
Profit+£281
Returns
Return before costs on price12.40%
Cash return on cash4.66%
Gross margin£1,038
Cash needed£72,400
Monthly profit payback21y 6m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.44
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context446 active short-lets nearby
Short-let market context
- 446 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 | £21,072 | £7,805 | £8,288 | £0 | £946 | £4,033 | £4,033 |
| Year 2 | £21,704 | £8,039 | £8,288 | £0 | £1,022 | £4,355 | £8,388 |
| Year 3 | £22,355 | £8,281 | £8,288 | £0 | £1,100 | £4,687 | £13,076 |
| Year 4 | £23,026 | £8,529 | £8,288 | £0 | £1,180 | £5,029 | £18,105 |
| Year 5 | £23,717 | £8,785 | £8,288 | £0 | £1,262 | £5,382 | £23,487 |
Rent by the room upside
What we verified
2407
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining99 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
Sale typeGuide price — assume +20-30% in the roomAuction
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,658
Annual rental tax£792
CGT yr 5£0 · company level
5y net total£23,487
Acquisition costs
25% deposit£42,500
Stamp duty£9,400
Refurb£14,950
Legal + survey£2,000
Mortgage + broker£3,550
Cash needed£72,400
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
For Sale by Auction 30th September Guide Price £170,000 - £180,000. A 2 bedroom flat occupying the entire second floor of this attractive period building. The property is bright and with two spacious bedrooms, superb kitchen/living space and bathroom. The layout, good sized rooms and amount of natural light all combine to create a real sense of space throughout.
The popular location will certainly appeal to many with Hove seafront at one end of the road and the popular shops…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice