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Year 5 disposal
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Weak
4.23% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£967/mo — heavily negative — needs monthly capital injection
- -7.1% 5y IRR — capital outlay disproportionate to returns
- 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
−£967/mo
You top up £967/mo
Price
£500K
No local sold comps to compare
Return · IRR
-7.1%/yr
Loses money over 5 years
Cash to get in
£192K
Deposit + fees + refurb
Return before costs on price 4.23%5-yr return on cash -26%Rent est. £1,761 (£1,560–£1,988)
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: £1,560–£1,988/mo · n=95
Financing
DepositYour cash in — the rest is the mortgage25% · £125,000
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 (£11,213–£20,930 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £2,500 legal + £850 survey
Mortgage fees (£)
2% product fee on £375,000 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£967
after mortgage, operating costs & tax
Rent in£1,761/mo gross
£1,693/mo collected · £68/mo lost to voids
Where it goes
£2,031Mortgage£629Costs
Outgoings exceed rent — you top up £967/mo
Mortgage£2,031
Costs£629
Management£176
Maintenance£67
Insurance£40
CapEx reserve£88
Voids + council tax£9
Service charge + ground rent£129
Ltd co. accounts£104
Selective licensing£16
Tax—
Shortfall−£967
Returns
Return before costs on price4.23%
Cash return on cash-6.05%
Gross margin£1,064
Cash needed£191,800
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.83
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 | £21,132 | £7,551 | £24,375 | £0 | £0 | -£10,794 | -£10,794 |
| Year 2 | £21,766 | £7,777 | £24,375 | £0 | £0 | -£10,386 | -£21,180 |
| Year 3 | £22,419 | £8,011 | £24,375 | £0 | £0 | -£9,967 | -£31,147 |
| Year 4 | £23,092 | £8,251 | £24,375 | £0 | £0 | -£9,534 | -£40,681 |
| Year 5 | £23,784 | £8,498 | £24,375 | £0 | £0 | -£9,089 | -£49,771 |
Disposal gain (gross)-£20,061
CGT£0
Net Disposal proceeds£538,239
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
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 1JE · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Brighton · 5.9 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 history4d on marketno cuts yet
Strategy matrix
Council lease wins — -£714/mo · £237/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 | 4.23% | -£967 | £191,800 | -25.9% | Low | Feasible |
| Housing-benefit rent | 2.87% | -£1,499 | £191,800 | -42.8% | Med | Feasible |
| ⭐ Council lease | 4.23% | -£714 | £191,800 | -19.8% | Low | Feasible |
| Refurb & refinance | 4.23% | -£951 | £222,780 | -21.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£340 | £564,280 | 6% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
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
Rent by the room conversion upside
-£213/mo cash flow vs Rent it out if converted to Rent by the room
5.76% Return before costs on price converted vs 4.23% as-is
As-is Rent it out
Monthly profit-£727
Return before costs on price4.23%
Cash needed£136,898
If converted to Rent by the room
Monthly profit-£940
Return before costs on price5.76%
Cash needed£152,898
Δ vs Rent it out Monthly profit-£213
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
£58,230–£103,995full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 1 × bathroom£6,750–£12,375
- Rewire£4,725–£7,560
- Replumb£3,780–£6,615
- Windows£10,395–£17,955
- Paint + decor£9,450–£16,065
- Flooring£13,230–£23,625
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 & catchment1 school nearby
Nearby schoolsOfsted-rated, nearest first1 of 5
- Requires improvementBrunswick Primary SchoolPrimary · Community school · BN3 1RP
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£21,132
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£11,607
Exit costs
Projected sale price (5y · 2%/yr growth)£552,040
Capital gain (pre-CGT)£52,040
Sale costs (~2.5%)£13,801
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-£49,771
Rates as of Oct 2024
Acquisition costs
£191,800cash neededPurchase price£500,000
Deposit (25%)£125,000
Stamp duty+5% additional-property surcharge£40,000
Refurb£14,950
Legal + survey£3,350
Mortgage fees£8,500
Total cash neededdeposit + costs (loan covers the rest)£191,800
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
GUIDE PRICE £500,000-£525,000
Prime Hove Apartment with Balcony and Private Roof Terrace and Balcony
Situated in the heart of Hove, just moments from Palmeira Square and the seafront, this attractive first-floor apartment offers two double bedrooms, a front balcony and a generous private roof terrace.
The property features a spacious entrance hall leading to a bright open-plan living room and kitchen, boasting high ceilings, period proportions and sash windows opening onto…
Floor plans
Nearby active comparables5 rentals
Comparable rentals
BN3 · same beds + typeMedian nearby: £1,600/mo · 5 of 5 already let-£161 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 · Mishons
About this listing
4 days · RightmovePrice history
5-year price trend
Monthly profit
−£967
Cash needed
£192K
Return after costs
-6.05%
IRR
-7.06%
Listed 4d ago
Holland Road, Hove, East Sussex, BN3
flat · 2 bed · 1 bath
£500,000
est £1,761 · 4.23% gross
1 / 27
0/100
Marginal
4.23% — verify the rent + comps locally.
4.23% Return before costs — around the area average for this property type.
Monthly profit −£967/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£500K
Return before costs
4.23%
est rent £1,761/monot enough comparablesRange £1,560–£1,988/mo (Q1–Q3)
Bedrooms
2
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: £1,560–£1,988/mo · n=95
Financing
DepositYour cash in — the rest is the mortgage25% · £125,000
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 (£11,213–£20,930 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £2,500 legal + £850 survey
Mortgage fees (£)
2% product fee on £375,000 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£967
after mortgage, operating costs & tax
Rent in£1,761/mo gross
£1,693/mo collected · £68/mo lost to voids
Where it goes
£2,031Mortgage£629Costs
Outgoings exceed rent — you top up £967/mo
Mortgage£2,031
Costs£629
Management£176
Maintenance£67
Insurance£40
CapEx reserve£88
Voids + council tax£9
Service charge + ground rent£129
Ltd co. accounts£104
Selective licensing£16
Tax—
Shortfall−£967
Returns
Return before costs on price4.23%
Cash return on cash-6.05%
Gross margin£1,064
Cash needed£191,800
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.83
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
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 | £21,132 | £7,551 | £24,375 | £0 | £0 | -£10,794 | -£10,794 |
| Year 2 | £21,766 | £7,777 | £24,375 | £0 | £0 | -£10,386 | -£21,180 |
| Year 3 | £22,419 | £8,011 | £24,375 | £0 | £0 | -£9,967 | -£31,147 |
| Year 4 | £23,092 | £8,251 | £24,375 | £0 | £0 | -£9,534 | -£40,681 |
| Year 5 | £23,784 | £8,498 | £24,375 | £0 | £0 | -£9,089 | -£49,771 |
Rent by the room upside
What we verified
3307
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeLeasehold
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
Service chargeReduces net yield£1,250/yr
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£4,875
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£49,771
Acquisition costs
25% deposit£125,000
Stamp duty£40,000
Refurb£14,950
Legal + survey£3,350
Mortgage + broker£8,500
Cash needed£191,800
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
GUIDE PRICE £500,000-£525,000
Prime Hove Apartment with Balcony and Private Roof Terrace and Balcony
Situated in the heart of Hove, just moments from Palmeira Square and the seafront, this attractive first-floor apartment offers two double bedrooms, a front balcony and a generous private roof terrace.
The property features a spacious entrance hall leading to a bright open-plan living room and kitchen, boasting high ceilings, period proportions and sash windows opening onto…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice