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Detached · 4 bed
Supports major UK property portals
Suggested Offer Range
Already 33% below the area median — limited negotiation margin. Strong value at current asking price. Note: listed as "Offers Over" — vendor expects full asking price or above.
🔨 Refurb Cost Estimate
Estimated (no AI photo score yet) · South East rates
| Room | Estimated Refurb Cost |
|---|---|
| Kitchen | £4,700 |
| Bathroom | £3,450 |
| Living Room | £2,000 |
| Hallway / Stairs | £750 |
| Master Bedroom | £1,200 |
| Bedroom 2 | £1,200 |
| Bedroom 3 | £1,200 |
| Bedroom 4 | £1,200 |
| Total Estimated Refurb | £15,000 |
⚠ Indicative estimates only. Based on photo condition score and regional benchmarks for a typical 2–3 bed property. Always obtain contractor quotes before committing to a refurb budget. Photo AI may over-flag minor cosmetic issues.
🔧 Local Trades
| Trade | Name | Phone | |
|---|---|---|---|
| builder | Trusted Builders in Brighton & Hove - AM General Building | 01273 905407 | — |
| decorator | Painting and Decorating - Bishops Home Improvements Brighton | 01273041126 | — |
| photographer | Brighton Photography Gallery | 01273 000 222 | — |
Property Details
- Asking Price
- £800,000
- Property Type
- Detached
- Bedrooms
- 4
- Bathrooms
- N/A
- Floor Area
- 1,800–1,900 sqft
- Article 4 Area
- ✓ No restriction — SA permitted under PD rights
All yield, cashflow, SDLT, CGT and mortgage figures on this page are calculated on the estimated effective purchase cost — not the guide price shown above.
| Guide price | £825,000 |
| Estimated hammer (mid) | £990,000 (guide × 1.20 — typical range is +10–35%) |
| Buyer’s premium (4% + VAT = 4.8%) | £47,520 |
| Legal fees (est.) | £1,500 |
| Effective purchase cost | £1,039,020 (+25.9% vs guide) |
Guide prices can change before auction day. Always verify the reserve price and obtain legal pack before bidding.
📈 Rental Yield & ROI Forecast
Compound-growth projection: 2.5% annual rent growth + 3% capital growth. IO mortgage throughout. For illustration only.
| Year | Est. Rent/yr | Est. Value | Net Income/yr | Cum. Cashflow | Total Return | ROI on Cash Invested |
|---|---|---|---|---|---|---|
| Yr 1 | £24,008 | £849,750 | £16,840 | £-14,097 | £10,653 | 3.8% |
| Yr 3 | £25,223 | £901,500 | £17,715 | £-40,984 | £35,516 | 12.6% |
| Yr 5 | £26,500 | £956,401 | £18,635 | £-66,055 | £65,346 | 23.1% |
| Yr 10 | £29,982 | £1,108,731 | £21,142 | £-120,170 | £163,561 | 57.8% |
| Yr 15 | £33,922 | £1,285,323 | £23,979 | £-160,777 | £299,546 | 105.9% |
| Yr 20 | £38,380 | £1,490,042 | £27,188 | £-186,100 | £478,941 | 169.3% |
| Yr 25 | £43,423 | £1,727,367 | £30,820 | £-194,132 | £708,235 | 250.4% |
| Yr 30 | £49,129 | £2,002,492 | £34,928 | £-182,599 | £994,892 | 351.7% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
Planning Applications Nearby (within 0.5 miles)
5 planning applications found within 0.5 miles — 🔒 sign in for references, descriptions and status
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● Approved ● Pending ● Refused
🌎 Area Profile — South East England ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £2,145 | 2.5% | 1.6% | £-2,864 | — |
| Conservative | £2,346 | 2.7% | 1.9% | £-1,966 | -8.7% |
| Base | £2,523 | 2.9% | 2.1% | £-1,467 | -3.5% |
| Optimistic | £2,725 | 3.1% | 2.3% | £-943 | 2.3% |
| Bull | £2,977 | 3.4% | 2.6% | £-372 | 9.5% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●2.91% |
| Net Yield | ●2.06% |
| Net Annual Income | £21,354 |
| Deductions: void 8% (−£1,862) · mgmt 10% (−£2,328) · maint 10% (−£2,328) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £3,240 |
| Monthly Cashflow (IO) | ●£-1,460 |
| Cash-on-Cash Return | ●-4.84% |
| 5-Year IRR | ●-3.5% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £99,603 |
| SDLT Effective Rate | 9.59% |
| SDLT (Company) | £155,853 |
| Section 24 Extra Tax/yr (higher rate) | £1,896 |
| SPV Annual Saving | £1,896 |
| SPV Breakeven | 29.7 yrs |
| CGT Projected Sale (5yr) | £1,204,509 |
| Less: Purchase Price | −£1,039,020 |
| Less: Buying Costs (SDLT + legal) | −£102,203 |
| Less: Selling Costs (est. 2.5%) | −£30,113 |
| = CGT Net Gain (5yr) | £33,173 |
| CGT at 24% | £7,242 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £2,145 | 2.5% | 1.6% | £-2,864 | None% |
| Conservative | £2,346 | 2.7% | 1.9% | £-1,966 | -8.7% |
| Base | £2,523 | 2.9% | 2.1% | £-1,467 | -3.5% |
| Optimistic | £2,725 | 3.1% | 2.3% | £-943 | 2.3% |
| Bull | £2,977 | 3.4% | 2.6% | £-372 | 9.5% |
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