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Year 5 disposal
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84/ 100
Strong
8.55% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Monthly profit +£351/mo from completion — the no.1 reason to invest
- 8.55% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- 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
+£351/mo
Pays you every month, net of costs
Price
£400K
No local sold comps to compare
Return · IRR
2.6%/yr
Modest annualised return
Cash to get in
£159K
Deposit + fees + refurb
Return before costs on price 8.55%5-yr return on cash 21%Rent est. £2,849 (£1,695–£4,789)
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: £1,695–£4,789/mo · n=5
Financing
DepositYour cash in — the rest is the mortgage25% · £100,000
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 (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £300,000 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
+£351
after mortgage, operating costs & tax
Rent in£2,849/mo gross
£2,739/mo collected · £110/mo lost to voids
Where it goes
£1,625Mortgage£681Costs
£351/mo left as profit · 13% of rent kept
Mortgage£1,625
Costs£681
Management£285
Maintenance£100
Insurance£40
CapEx reserve£142
Voids + council tax£9
Ltd co. accounts£104
Tax£82
Profit+£351
Returns
Return before costs on price8.55%
Cash return on cash2.66%
Gross margin£2,059
Cash needed£158,608
Monthly profit payback37y 8m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.69
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 | £34,188 | £8,170 | £19,500 | £0 | £1,238 | £5,280 | £5,280 |
| Year 2 | £35,214 | £8,415 | £19,500 | £0 | £1,387 | £5,912 | £11,192 |
| Year 3 | £36,270 | £8,667 | £19,500 | £0 | £1,540 | £6,563 | £17,755 |
| Year 4 | £37,358 | £8,927 | £19,500 | £0 | £1,697 | £7,234 | £24,989 |
| Year 5 | £38,479 | £9,195 | £19,500 | £0 | £1,859 | £7,925 | £32,914 |
Disposal gain (gross)-£21,016
CGT£0
Net Disposal proceeds£430,592
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
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
Uncertain45% likely
Confidence: low
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 38% (16 decisions)
- 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 100 m vs 10% policy
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
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
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 profileFamily let
Tenant profilelikely cohortTN38 9QX · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Brighton · 43.8 km
Reason
4-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
4-bed · 2-bath · 1170 sqft
£32k–£62k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£8,190–£15,210
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,870–£24,570
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Check council
The council's HMO page lists the current mandatory fee plus any additional / selective scheme that catches smaller HMOs.
Mandatory licensing applies to 5+ sharer HMOs (Housing Act 2004)
Find council HMO page →Price & sale history1d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£240,000 in 2008 → £400,000 asking
+66.7%in 18y
- 2008£240,000+224.3% in 11y
- 1997£74,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Rent it out wins — +£351/mo · level with Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| ⭐ Rent it out | 8.55% | +£351 | £158,608 | 20.8% | Low | Feasible |
| Housing-benefit rent | 3.44% | -£1,024 | £158,608 | -33.8% | Med | Feasible |
| Council lease | 3.44% | -£780 | £158,608 | -27.5% | Low | Feasible |
| Refurb & refinance | 8.55% | +£351 | £186,391 | 17.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£244 | £459,391 | 4% | Med | Feasible |
| Rent by the room | 7.20% | -£814 | £158,608 | -21.4% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Sussex East · cap £1,147/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Sussex East
- LHA monthly cap:
- £1,147
- Scheme type:
- leasing
- Premium:
- +0% premium over LHA cap
- 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
-£993/mo cash flow vs Rent it out if converted to Rent by the room
7.20% Return before costs on price converted vs 8.55% as-is
As-is Rent it out
Monthly profit+£443
Return before costs on price8.55%
Cash needed£111,898
If converted to Rent by the room
Monthly profit-£550
Return before costs on price7.20%
Cash needed£127,898
Δ vs Rent it out Monthly profit-£993
Show conversion detail
Conversion cost estimate
£32,500
Range: £25,000 – £42,500
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Uncertain · 45% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 38% (16 decisions)
≈0.0% within 100 m vs 10% policy
£83,460–£148,290full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 2 × bathroom£13,500–£24,750
- Rewire£6,825–£10,920
- Replumb£5,460–£9,555
- Windows£15,015–£25,935
- Paint + decor£13,650–£23,205
- Flooring£19,110–£34,125
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
Local HMO policy & concentration
≈0.0% within 100 m vs 10% policy
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodChurchwood Primary AcademyPrimary · Academy converter · TN38 9PB
- GoodRobsack Wood Primary AcademyPrimary · Academy converter · TN38 9TE
- InadequateHollington Primary SchoolPrimary · Academy converter · TN38 9DS
- Not ratedNew Horizons School (Part of the Sabden Multi Academy Trust)Not applicable · Academy special converter · TN38 9JU
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£34,188
Section 24 credit£0
Annual tax due£1,238
Post-tax Monthly profit annual£3,965
Exit costs
Projected sale price (5y · 2%/yr growth)£441,632
Capital gain (pre-CGT)£41,632
Sale costs (~2.5%)£11,041
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£32,914
Rates as of Oct 2024
Acquisition costs
£158,608cash neededPurchase price£400,000
Deposit (25%)£100,000
Stamp duty+5% additional-property surcharge£30,000
Refurb£19,458
Legal + survey£2,150
Mortgage fees£7,000
Total cash neededdeposit + costs (loan covers the rest)£158,608
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
GUIDE PRICE £400,000 TO £425,000 PCM Estate Agents are delighted to present to the market an opportunity to purchase this FOUR BEDROOM DETACHED FAMILY HOME, ideally positioned within a quiet cul-de-sac in a popular area of St Leonards. The property benefits from a GARAGE, OFF-ROAD PARKING for multiple vehicles and a LOVELY ESTABLISHED REAR GARDEN, complete with a SUMMER HOUSE having power and lighting.
Internally, the property offers well-presented and adaptable family acc…
Floor plans
Listing metarightmove · PCM Estate Agents
About this listing
1 days · RightmovePrice history
5-year price trend
Monthly profit
+£351
Cash needed
£159K
Return after costs
2.66%
IRR
2.61%
Listed 1d ago
Wartling Close, St. Leonards-On-Sea
detached · 4 bed · 2 bath
£400,000
est £2,849 · 8.55% gross
1 / 31
84/100
Strong
8.55% — verify the rent + comps locally.
Monthly profit +£351/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.55% Return before costs — above-market
Price
£400K
Return before costs
8.55%
est rent £2,849/monot enough comparablesRange £1,695–£4,789/mo (Q1–Q3)
Bedrooms
4
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: £1,695–£4,789/mo · n=5
Financing
DepositYour cash in — the rest is the mortgage25% · £100,000
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 (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £300,000 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
+£351
after mortgage, operating costs & tax
Rent in£2,849/mo gross
£2,739/mo collected · £110/mo lost to voids
Where it goes
£1,625Mortgage£681Costs
£351/mo left as profit · 13% of rent kept
Mortgage£1,625
Costs£681
Management£285
Maintenance£100
Insurance£40
CapEx reserve£142
Voids + council tax£9
Ltd co. accounts£104
Tax£82
Profit+£351
Returns
Return before costs on price8.55%
Cash return on cash2.66%
Gross margin£2,059
Cash needed£158,608
Monthly profit payback37y 8m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.69
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Sussex East · cap £1,147/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Sussex East
- LHA monthly cap:
- £1,147
- Scheme type:
- leasing
- Premium:
- +0% premium over LHA cap
- 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 | £34,188 | £8,170 | £19,500 | £0 | £1,238 | £5,280 | £5,280 |
| Year 2 | £35,214 | £8,415 | £19,500 | £0 | £1,387 | £5,912 | £11,192 |
| Year 3 | £36,270 | £8,667 | £19,500 | £0 | £1,540 | £6,563 | £17,755 |
| Year 4 | £37,358 | £8,927 | £19,500 | £0 | £1,697 | £7,234 | £24,989 |
| Year 5 | £38,479 | £9,195 | £19,500 | £0 | £1,859 | £7,925 | £32,914 |
Rent by the room upside
What we verified
5007
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
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 / 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£3,900
Annual rental tax£989
CGT yr 5£0 · company level
5y net total£32,914
Acquisition costs
25% deposit£100,000
Stamp duty£30,000
Refurb£19,458
Legal + survey£2,150
Mortgage + broker£7,000
Cash needed£158,608
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 £400,000 TO £425,000 PCM Estate Agents are delighted to present to the market an opportunity to purchase this FOUR BEDROOM DETACHED FAMILY HOME, ideally positioned within a quiet cul-de-sac in a popular area of St Leonards. The property benefits from a GARAGE, OFF-ROAD PARKING for multiple vehicles and a LOVELY ESTABLISHED REAR GARDEN, complete with a SUMMER HOUSE having power and lighting.
Internally, the property offers well-presented and adaptable family acc…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice