10 Bed HMO, Brighton, BN1 3AG £950,000

10 Windlesham Road, Brighton, BN1 3AG - 30 views - 9 months ago

Sold STC

Auction

HMO

Refurb/BRRR

ROI: 4%

52 m²

+5 photos

ValuationOvervalued

Sold Prices	£420K - £3.5M
Sold Prices/m²	£3.6K/m² - £12.2K/m²

Square Metres	52 m²
Price/m²	£18.3K/m²
Value Estimate	£329,851£329,851

End Value (After Refurb)	£905,000£905,000

Investment Opportunity

Cash In
Purchase Finance	Bridging LoanBridging Loan
Deposit (25%)	£237,500£237,500
Stamp Duty & Legal Fees	£65,950£65,950
Refurb Costs	£24,714£24,714
Bridging Loan Interest	£24,938£24,938
Total Cash In	£354,851£354,851

Cash Out
Monetisation	FlipRefinance & RentRefinance & Rent
Revaluation	£905,000£905,000
Mortgage (After Refinance)	£678,750£678,750
Mortgage LTV	75%75%
Cash Left In	£354,851£354,851
Equity	£226,250£226,250
Room Rate	£663£663
Gross Rent	£6,630£6,630
Running Costs/mo	£5,440£5,440
Cashflow/mo	£1,190£1,190
Cashflow/yr	£14,286£14,286
ROI	4%4%
Gross Yield	8%8%

Local Sold Prices

50 sold prices from £420K to £3.5M, average is £822.5K. £3.6K/m² to £12.2K/m², average is £6.8K/m².

Price	Date	Distance	Address	Price/m²	m²	Beds	Type
£2.5M	01/23	0.15 mi	7, Clifton Hill, Brighton, Brighton And Hove BN1 3HQ	£12,155	210	4	Detached House
£912K	08/21	0.15 mi	16, Clifton Hill, Brighton, Brighton And Hove BN1 3HQ	-	-	4	Terraced House
£800K	05/23	0.2 mi	10, Colbourne Road, Hove, Brighton And Hove BN3 1TB	-	-	4	Terraced House
£960K	10/23	0.2 mi	13, Victoria Street, Brighton, Brighton And Hove BN1 3FP	£9,926	97	4	Terraced House
£1.0M	01/23	0.21 mi	54, Davigdor Road, Hove, Brighton And Hove BN3 1RB	£6,849	146	4	Detached House
£900K	03/23	0.22 mi	31, Colbourne Road, Hove, Brighton And Hove BN3 1TA	-	-	4	Terraced House
£1.1M	07/25	0.23 mi	73, Addison Road, Hove BN3 1TS	-	-	4	Semi-Detached House
£875K	09/21	0.23 mi	43, Victoria Street, Brighton, Brighton And Hove BN1 3FQ	£7,813	112	4	Terraced House
£905K	01/23	0.24 mi	71, Addison Road, Hove, Brighton And Hove BN3 1TS	-	-	4	Terraced House
£955K	06/21	0.24 mi	3a, Powis Grove, Brighton, Brighton And Hove BN1 3HF	£7,022	136	4	Terraced House
£1.4M	12/22	0.24 mi	14, Compton Avenue, Brighton, Brighton And Hove BN1 3PN	£7,268	194	4	Terraced House
£825K	03/23	0.25 mi	26, Norfolk Road, Brighton, Brighton And Hove BN1 3AA	-	-	4	Terraced House
£920K	06/21	0.25 mi	37, Montefiore Road, Hove, Brighton And Hove BN3 1RD	£5,542	166	4	Terraced House
£1.0M	01/23	0.26 mi	14, Hampton Place, Brighton, Brighton And Hove BN1 3DD	-	-	4	Terraced House
£780K	08/25	0.26 mi	15, Hampton Place, Brighton BN1 3DA	-	-	4	Terraced House
£1.1M	01/25	0.27 mi	90, Highdown Road, Hove, Brighton And Hove BN3 6EB	£7,105	152	4	Semi-Detached House
£525K	05/21	0.28 mi	41, Upper North Street, Brighton, Brighton And Hove BN1 3FH	£4,688	112	4	Terraced House
£692K	11/21	0.29 mi	1, Hampton Street, Brighton, Brighton And Hove BN1 3DB	-	-	4	Terraced House
£1.4M	05/23	0.29 mi	48, Compton Avenue, Brighton, Brighton And Hove BN1 3PS	-	-	4	Terraced House
£925K	02/23	0.3 mi	3, Caburn Road, Hove, Brighton And Hove BN3 6EF	-	-	4	Terraced House
£960K	01/23	0.31 mi	92, Highdown Road, Hove, Brighton And Hove BN3 6EA	-	-	4	Semi-Detached House
£925K	07/23	0.31 mi	100, Highdown Road, Hove, Brighton And Hove BN3 6EA	-	-	4	Semi-Detached House
£662.5K	06/21	0.32 mi	12, Crown Street, Brighton, Brighton And Hove BN1 3EH	£7,280	91	4	Terraced House
£960K	07/23	0.35 mi	61, Montefiore Road, Hove, Brighton And Hove BN3 6EP	-	-	4	Terraced House
£1.1M	11/22	0.35 mi	27, Cissbury Road, Hove, Brighton And Hove BN3 6EN	£7,939	140	4	Terraced House
£820K	06/25	0.36 mi	30, St Nicholas Road, Brighton BN1 3LP	-	-	4	Terraced House
£515K	06/23	0.37 mi	89, Centurion Road, Brighton, Brighton And Hove BN1 3LN	£5,659	91	4	Terraced House
£805K	02/23	0.37 mi	5, Chatsworth Square, Hove, Brighton And Hove BN3 1WD	-	-	4	Terraced House
£840K	06/21	0.37 mi	1, Chatsworth Square, Hove, Brighton And Hove BN3 1WD	-	-	4	Terraced House
£768.4K	06/21	0.38 mi	47, Sillwood Street, Brighton, East Sussex BN1 2PS	£6,888	112	4	Semi-Detached House
£690K	12/23	0.38 mi	10, Avondale Road, Hove, Brighton And Hove BN3 6ER	-	-	4	Terraced House
£885K	08/23	0.4 mi	9, Glendale Road, Hove, Brighton And Hove BN3 6ES	£6,020	147	4	Semi-Detached House
£739.8K	08/21	0.4 mi	11, Glendale Road, Hove, Brighton And Hove BN3 6ES	£4,965	149	4	Terraced House
£700K	07/23	0.42 mi	21, Western Street, Brighton, Brighton And Hove BN1 2PG	£4,420	158	4	Terraced House
£1.2M	09/23	0.42 mi	34, Ferndale Road, Hove, Brighton And Hove BN3 6EU	£8,219	146	4	Semi-Detached House
£420K	03/25	0.43 mi	8, Old Shoreham Road, Brighton BN1 5DD	£3,559	118	4	Terraced House
£585K	06/21	0.48 mi	24, Exeter Street, Brighton, Brighton And Hove BN1 5PG	£4,958	118	4	Terraced House
£715K	07/25	0.49 mi	28, Coventry Street, Brighton BN1 5PQ	-	-	4	Terraced House
£650K	05/23	0.5 mi	19, Brunswick Street West, Hove, Brighton And Hove BN3 1EL	£5,242	124	4	Terraced House
£733K	06/25	0.5 mi	52, Exeter Street, Brighton BN1 5PH	£6,915	106	4	Terraced House
£733K	06/25	0.5 mi	52, Exeter Street, Brighton BN1 5PH	-	-	4	Terraced House
£660K	08/23	0.5 mi	8, Over Street, Brighton, Brighton And Hove BN1 4EE	£6,600	100	4	Terraced House
£862K	01/25	0.54 mi	30, Wilbury Crescent, Hove, Brighton And Hove BN3 6FJ	£6,896	125	4	Semi-Detached House
£485K	05/25	0.55 mi	44, Queens Gardens, Brighton BN1 4AR	£5,774	84	4	Terraced House
£770K	11/21	0.56 mi	10, Kensington Place, Brighton, Brighton And Hove BN1 4EJ	£8,920	86	4	Terraced House
£583K	12/22	0.57 mi	26, Dyke Road Drive, Brighton, Brighton And Hove BN1 6AJ	-	-	4	Terraced House
£618K	05/25	0.58 mi	15, Kingscote Way, Brighton BN1 4GJ	£4,612	134	4	Terraced House
£3.5M	06/21	0.59 mi	6, Adelaide Crescent, Hove, Brighton And Hove BN3 2JE	-	-	4	Terraced House
£625K	03/23	0.61 mi	2, Port Hall Avenue, Brighton, Brighton And Hove BN1 5PL	£5,482	114	4	Terraced House
£720K	05/23	0.68 mi	11, Wilbury Grove, Hove, Brighton And Hove BN3 3JQ	-	-	4	Terraced House

Local Area Statistics

Population in BN1	84,02184,021
Population in Brighton	208,224208,224
Town centre distance	1.93 miles away1.93 miles away
Nearest school	0.10 miles away0.10 miles away
Nearest train station	0.46 miles away0.46 miles away

Rental demand	Landlord's marketLandlord's market
Rental growth (12m)	+16%+16%
Sales demand	Buyer's marketBuyer's market
Capital growth (5yrs)	+20%+20%

Property History

Listed for £950,000

February 13, 2025

Floor Plans

Description

For Sale By Auction on Thursday 13 March 2025

*Guide Price £950,000

Substantial Freehold Detached Property - Requiring Modernisation

Description
A rare opportunity to acquire a vacant detached three storey property, set within Clifton Hill Conservation Area. The property comprises 10 bedrooms, 2 x shower rooms, bathroom, kitchen and dining room. The property has the benefit of a a large rear garden and garage.

The property has been used for letting purposes for many years and does not have an HMO licence, as the vendor is exempt.

The property has potential to be converted into a 4 x reception, 7 x bedroom family home - subject to necessary consents.

Situation
The property is located in a sort after residential area in the heart of the city - close to the popular Seven Dials with it's a range of shops, restaurants, and coffee shops. St Annes Wells Gardens is close by, whilst Brighton town centre and seafront, are approximately 10 minutes' walk from the property. Brighton Mainline Railway Station is just over half a mile from the property (London Victoria 58 minutes).

Location Pin (What3Words): claps.trail.busy

NB WE DRAW YOUR ATTENTION TO THE SPECIAL CONDITIONS IN THE LEGAL PACK, REFERRING TO OTHER CHARGES IN ADDITION TO THE PURCHASE PRICE. PLEASE ENSURE YOU READ THE SPECIAL CONDITIONS THOROUGHLY

Tenure - Freehold

Council Tax - Band F

EPC Rating - E

Accommodation
Basement - 4.27m x 2.42m
Total Floor Area - 10.33 sqm

Ground Floor
Kitchen - 3.38m x 3.27m
Dining Room - 4.72m x 3.25m
Bedroom 5.92m x 4.24m
Bedroom 6.07m x 4.24m
Bedroom 3.38m x 3.33m
WC
Total Floor Area - 125.84 sqm

First Floor
Bedroom - 6.17m x 4.42m
Bedroom - 5.17m x 3.50m
Bedroom - 4.78m x 4.41m
Bedroom - 3.52m x 2.79m
Ensuite shower room -
Shower Room / WC
Bathroom -
Total Floor Area - 100.01 sqm

Second Floor
Bedroom - 5.03m x 2.92m
Bedroom - 5.08m x 3.78m
Bedroom - 5.34m x 3.58m
Shower Room / WC
Total Floor Area - 68.84 sqm

Garage - 4.92m x 2.80m
Interested parties must rely on their own measurements.

Total Gross Internal Floor Area - 305.02 sqm

Agent Details

Austin Gray, Auction House Sussex

01273 109784

Next Steps?

This deal was sourced from Rightmove. Contact the landlord/agent for a viewing now 💪

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