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Year 5 disposal
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0/ 100
Weak
3.60% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- 3.60% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£1,305/mo — heavily negative — needs monthly capital injection
- -8.7% 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.
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
-8.7%/yr
Loses money over 5 years
Cash to get in
£210K
Deposit + fees + refurb
Return before costs on price 3.60%5-yr return on cash -34%Rent est. £1,651 (£1,493–£1,826)
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: £1,493–£1,826/mo · n=74
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 (£11,213–£20,930 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
-£1,305
after mortgage, operating costs & tax
Rent in£1,651/mo gross
£1,588/mo collected · £64/mo lost to voids
Where it goes
£2,234Mortgage£658Costs
Outgoings exceed rent — you top up £1,305/mo
Mortgage£2,234
Costs£658
Management£165
Maintenance£67
Insurance£40
CapEx reserve£83
Voids + council tax£9
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£15
Tax—
Shortfall−£1,305
Returns
Return before costs on price3.60%
Cash return on cash-7.45%
Gross margin£930
Cash needed£210,050
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.71
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 | £19,812 | £7,893 | £26,813 | £0 | £0 | -£14,893 | -£14,893 |
| Year 2 | £20,406 | £8,130 | £26,813 | £0 | £0 | -£14,536 | -£29,429 |
| Year 3 | £21,019 | £8,373 | £26,813 | £0 | £0 | -£14,167 | -£43,596 |
| Year 4 | £21,649 | £8,625 | £26,813 | £0 | £0 | -£13,788 | -£57,385 |
| Year 5 | £22,299 | £8,883 | £26,813 | £0 | £0 | -£13,397 | -£70,782 |
Disposal gain (gross)-£21,237
CGT£0
Net Disposal proceeds£592,063
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 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 1HL · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Brighton · 5.7 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 · 2-bath · 810 sqft
£25k–£49k
£ per sqft
building cost only
£31–£61
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- 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 history2d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£650,000 in 2023 → £550,000 asking
-15.4%in 3y
- 2023£650,000+0.8% in 1y
- 2022£645,000—
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 — -£1,067/mo · £223/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 | 3.60% | -£1,305 | £210,050 | -33.7% | Low | Feasible |
| Housing-benefit rent | 2.61% | -£1,748 | £210,050 | -46.3% | Med | Feasible |
| ⭐ Council lease | 3.60% | -£1,067 | £210,050 | -28.4% | Low | Feasible |
| Refurb & refinance | 3.60% | -£1,290 | £243,530 | -28.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£386 | £619,280 | 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
-£124/mo cash flow vs Rent it out if converted to Rent by the room
5.24% Return before costs on price converted vs 3.60% as-is
As-is Rent it out
Monthly profit-£1,012
Return before costs on price3.60%
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-£124
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
£50,000
Range: £42,500 – £60,000
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
£64,980–£116,370full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 2 × bathroom£13,500–£24,750
- 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£19,812
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£15,655
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-£70,782
Rates as of Oct 2024
Acquisition costs
£210,050cash neededPurchase price£550,000
Deposit (25%)£137,500
Stamp duty+5% additional-property surcharge£45,000
Refurb£14,950
Legal + survey£3,350
Mortgage fees£9,250
Total cash neededdeposit + costs (loan covers the rest)£210,050
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
This stunning South facing Regency apartment is situated on the second floor of a prestigious Grade I listed building of Brunswick Terrace in central Hove. The property boasts two impressive double bedrooms - one with beautiful sea views and the other, a peaceful rear aspect with en suite bathroom.
Accommodation comprises of entrance hall, a huge South facing lounge / diner with breathtaking direct sea views which is the perfect place for entertaining friends as well as re…
Floor plans
Listing metarightmove · Phillips & Still
About this listing
2 days · RightmovePrice history
5-year price trend
Monthly profit
−£1,305
Cash needed
£210K
Return after costs
-7.45%
IRR
-8.68%
Listed 2d ago
Brunswick Terrace, Hove
flat · 2 bed · 2 bath
£550,000
est £1,651 · 3.60% gross
Listed buildingConservation area
1 / 12
0/100
Marginal
3.60% — verify the rent + comps locally.
3.60% Return before costs — around the area average for this property type.
Monthly profit −£1,305/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£550K
Return before costs
3.60%
est rent £1,651/monot enough comparablesRange £1,493–£1,826/mo (Q1–Q3)
Bedrooms
2
2 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: £1,493–£1,826/mo · n=74
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 (£11,213–£20,930 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
-£1,305
after mortgage, operating costs & tax
Rent in£1,651/mo gross
£1,588/mo collected · £64/mo lost to voids
Where it goes
£2,234Mortgage£658Costs
Outgoings exceed rent — you top up £1,305/mo
Mortgage£2,234
Costs£658
Management£165
Maintenance£67
Insurance£40
CapEx reserve£83
Voids + council tax£9
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£15
Tax—
Shortfall−£1,305
Returns
Return before costs on price3.60%
Cash return on cash-7.45%
Gross margin£930
Cash needed£210,050
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.71
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 | £19,812 | £7,893 | £26,813 | £0 | £0 | -£14,893 | -£14,893 |
| Year 2 | £20,406 | £8,130 | £26,813 | £0 | £0 | -£14,536 | -£29,429 |
| Year 3 | £21,019 | £8,373 | £26,813 | £0 | £0 | -£14,167 | -£43,596 |
| Year 4 | £21,649 | £8,625 | £26,813 | £0 | £0 | -£13,788 | -£57,385 |
| Year 5 | £22,299 | £8,883 | £26,813 | £0 | £0 | -£13,397 | -£70,782 |
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 areaListed
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£5,363
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£70,782
Acquisition costs
25% deposit£137,500
Stamp duty£45,000
Refurb£14,950
Legal + survey£3,350
Mortgage + broker£9,250
Cash needed£210,050
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
This stunning South facing Regency apartment is situated on the second floor of a prestigious Grade I listed building of Brunswick Terrace in central Hove. The property boasts two impressive double bedrooms - one with beautiful sea views and the other, a peaceful rear aspect with en suite bathroom.
Accommodation comprises of entrance hall, a huge South facing lounge / diner with breathtaking direct sea views which is the perfect place for entertaining friends as well as re…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice