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Year 5 disposal
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Weak
5.68% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£655/mo — heavily negative — needs monthly capital injection
- -5.1% 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
−£655/mo
You top up £655/mo
Price
£450K
No local sold comps to compare
Return · IRR
-5.1%/yr
Loses money over 5 years
Cash to get in
£174K
Deposit + fees + refurb
Return before costs on price 5.68%5-yr return on cash -17%Rent est. £2,129 (£1,883–£2,407)
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: £1,883–£2,407/mo · n=22
Financing
DepositYour cash in — the rest is the mortgage25% · £112,500
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 (£12,416–£23,176 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £337,500 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
-£655
after mortgage, operating costs & tax
Rent in£2,129/mo gross
£2,047/mo collected · £82/mo lost to voids
Where it goes
£1,828Mortgage£874Costs
Outgoings exceed rent — you top up £655/mo
Mortgage£1,828
Costs£874
Management£213
Maintenance£67
Insurance£40
CapEx reserve£106
Voids + council tax£7
Service charge + ground rent£317
Ltd co. accounts£104
Selective licensing£20
Tax—
Shortfall−£655
Returns
Return before costs on price5.68%
Cash return on cash-4.51%
Gross margin£1,173
Cash needed£174,329
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.12
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 | £25,548 | £10,494 | £21,938 | £0 | £0 | -£6,883 | -£6,883 |
| Year 2 | £26,314 | £10,809 | £21,938 | £0 | £0 | -£6,432 | -£13,315 |
| Year 3 | £27,104 | £11,133 | £21,938 | £0 | £0 | -£5,966 | -£19,281 |
| Year 4 | £27,917 | £11,467 | £21,938 | £0 | £0 | -£5,487 | -£24,768 |
| Year 5 | £28,754 | £11,811 | £21,938 | £0 | £0 | -£4,994 | -£29,762 |
Disposal gain (gross)-£19,664
CGT£0
Net Disposal proceeds£484,415
What we verified
What we verified
32073 ok · 2 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Conversion approvability
Per-property planning assessment
Likely approvable67% likely
Confidence: low
- 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)
- this council refuses HMOs that would sandwich a family home between two HMOs — check both adjoining properties
- NO HMO concentration data for this council: neither a licensed register nor granted change-of-use decisions nearby. This is ABSENCE OF DATA, not absence of HMOs — verify with the council before relying on it
Rent by the room concentration nearby
≈0.0% within 50 m vs 10% policy
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
⚠️ Selective Licensing in scope
Selective scheme — 17 of 23 wards
Rates as of May 2026
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
OK
Floor
EWS1 typically required above 18m
Floor 0
Lender impact
Ground floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
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 3YP · 3 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Brighton · 6.7 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
3-bed · 1-bath · 793 sqft
£21k–£42k
£ 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£5,551–£10,309
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,723–£16,653
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
Price & sale history2d on market3 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£366,850 in 2017 → £450,000 asking
+22.7%in 9y
- 2017£366,850+16.5% in 2y
- 2015£315,000+14.5% in 8y
- 2007£275,000+83.3% in 5y
- 2002£150,000—
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 — -£354/mo · £282/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 | 5.68% | -£655 | £174,329 | -17.1% | Low | Feasible |
| Housing-benefit rent | 3.86% | -£1,294 | £174,329 | -39.3% | Med | Feasible |
| ⭐ Council lease | 5.68% | -£354 | £174,329 | -9.0% | Low | Feasible |
| Refurb & refinance | 5.68% | -£635 | £203,451 | -14.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£528 | £510,701 | 5% | Med | Feasible |
| Rent by the room | 6.03% | -£1,284 | £174,329 | -36.5% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Brighton and Hove · cap £1,446/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Brighton and Hove
- LHA monthly cap:
- £1,446
- 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
-£512/mo cash flow vs Rent it out if converted to Rent by the room
6.40% Return before costs on price converted vs 5.68% as-is
As-is Rent it out
Monthly profit-£233
Return before costs on price5.68%
Cash needed£124,398
If converted to Rent by the room
Monthly profit-£745
Return before costs on price6.40%
Cash needed£140,398
Δ vs Rent it out Monthly profit-£512
Show conversion detail
Conversion cost estimate
£60,000
Range: £52,500 – £70,000
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
£51,542–£92,443full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 1 × bathroom£6,750–£12,375
- Rewire£3,965–£6,344
- Replumb£3,172–£5,551
- Windows£8,723–£15,067
- Paint + decor£7,930–£13,481
- Flooring£11,102–£19,825
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£25,548
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£7,866
Exit costs
Projected sale price (5y · 2%/yr growth)£496,836
Capital gain (pre-CGT)£46,836
Sale costs (~2.5%)£12,421
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-£29,762
Rates as of Oct 2024
Acquisition costs
£174,329cash neededPurchase price£450,000
Deposit (25%)£112,500
Stamp duty+5% additional-property surcharge£35,000
Refurb£16,554
Legal + survey£2,525
Mortgage fees£7,750
Total cash neededdeposit + costs (loan covers the rest)£174,329
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
This spacious three-bedroom garden apartment offers approximately 792 sq ft (73.62 sq m) of well-proportioned accommodation, together with the considerable advantage of a large south-facing private garden. Ideally positioned in central Hove, the property is within easy reach of Hove Station, Church Road, Portland Road and Blatchington Road.
Benefiting from its own private street entrance, the property occupies the entire lower ground floor and offers spacious and versatile a…
Floor plans
Listing metarightmove · Pearson Keehan
About this listing
2 days · RightmovePrice history
5-year price trend
Monthly profit
−£655
Cash needed
£174K
Return after costs
-4.51%
IRR
-5.14%
Listed 2d ago
Clarendon Villas, Hove
flat · 3 bed · 1 bath · 793 sqft
£450,000
est £2,129 · 5.68% gross
1 / 17
0/100
Marginal
5.68% — verify the rent + comps locally.
5.68% Return before costs — around the area average for this property type.
Monthly profit −£655/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£450K
Return before costs
5.68%
est rent £2,129/monot enough comparablesRange £1,883–£2,407/mo (Q1–Q3)
Bedrooms
3
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: £1,883–£2,407/mo · n=22
Financing
DepositYour cash in — the rest is the mortgage25% · £112,500
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 (£12,416–£23,176 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £337,500 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
-£655
after mortgage, operating costs & tax
Rent in£2,129/mo gross
£2,047/mo collected · £82/mo lost to voids
Where it goes
£1,828Mortgage£874Costs
Outgoings exceed rent — you top up £655/mo
Mortgage£1,828
Costs£874
Management£213
Maintenance£67
Insurance£40
CapEx reserve£106
Voids + council tax£7
Service charge + ground rent£317
Ltd co. accounts£104
Selective licensing£20
Tax—
Shortfall−£655
Returns
Return before costs on price5.68%
Cash return on cash-4.51%
Gross margin£1,173
Cash needed£174,329
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.12
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Brighton and Hove · cap £1,446/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Brighton and Hove
- LHA monthly cap:
- £1,446
- 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 | £25,548 | £10,494 | £21,938 | £0 | £0 | -£6,883 | -£6,883 |
| Year 2 | £26,314 | £10,809 | £21,938 | £0 | £0 | -£6,432 | -£13,315 |
| Year 3 | £27,104 | £11,133 | £21,938 | £0 | £0 | -£5,966 | -£19,281 |
| Year 4 | £27,917 | £11,467 | £21,938 | £0 | £0 | -£5,487 | -£24,768 |
| Year 5 | £28,754 | £11,811 | £21,938 | £0 | £0 | -£4,994 | -£29,762 |
Rent by the room upside
What we verified
4207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
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£3,500/yr
Area▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£4,388
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£29,762
Acquisition costs
25% deposit£112,500
Stamp duty£35,000
Refurb£16,554
Legal + survey£2,525
Mortgage + broker£7,750
Cash needed£174,329
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 spacious three-bedroom garden apartment offers approximately 792 sq ft (73.62 sq m) of well-proportioned accommodation, together with the considerable advantage of a large south-facing private garden. Ideally positioned in central Hove, the property is within easy reach of Hove Station, Church Road, Portland Road and Blatchington Road.
Benefiting from its own private street entrance, the property occupies the entire lower ground floor and offers spacious and versatile a…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice