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Carmel gardens, Norton, TS20

Rightmove Sector: TS20 1

                    £65,000
                

asking price

vs Benchmark

-54%

below Sector Median

Est. £/sqft

£98

benchmark £171/sqft

Investment Score

9.5/10

strong opportunity

Days on Market

motivated seller signal

Suggested Offer Range

Low offer

£61,750

£3,250 below asking

Target offer

£63,050

£1,950 below asking

High offer

£65,000

At asking price

Already 42.1% below the comparable sales mean — limited negotiation margin. Strong value at current asking price.

Suggested range is based on Land Registry median data and is not financial advice. Always conduct your own due diligence.

📷 No photos available for condition analysis.

Property Details

Asking Price: £65,000
Property Type: Maisonette
Bedrooms: 2
Bathrooms: N/A
Est. Floor Area: 657 sqft (est.)
Article 4 Area: ✓ No restriction — SA permitted under PD rights

-53.6% vs Sector Median (n=15 sales)

This listing is priced below the postcode sector benchmark.

Motivated Seller Analysis

Watch — 5/10

Behavioural signals: 94 days on market7.1% price cutBelow market value

💸 Mortgage & Financing

Recommended LTV	75.0%
Indicative Rate	4.99%
Monthly IO Payment	£203
ICR (actual)	3.27x
Feasibility	PASS
💲 Total Cash Required
Purchase Price	£65,000
Deposit (25% — 75% LTV)	£16,250
SDLT (additional property, 5% surcharge)	£3,250
Legal fees (est.)	£1,500
Survey (est.)	£500
Arrangement fee (est.)	£999
Total cash required	£22,499

Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.

🔄 BRR Refinance Stress Test

✓ Passes stress test Rent covers 3.0x monthly interest — lender likely to approve.

Purchase price	£65,000	Loan (75% LTV)	£48,750
Rate (IO)	5.5% p.a.	Monthly interest	£223
Rent needed (1.5×)	£335/mo	Estimated rent	£662/mo
Stress ratio	2.96× (need ≥ 1.5×) +£327 surplus

Assumptions: 75% LTV · 5.5% interest only · 1.5× rent coverage (standard lender requirement). Actual lender criteria vary — verify with your broker.

Exit Strategy

Capital appreciation projections at 2.5% pa (local Land Registry HPI). Assumes 75% LTV interest-only mortgage redeemed on sale. Excludes rental income.

BRRR Strategy

? Score Photos

Est. reno cost	Unknown — score listing
Cash left in deal	Unknown

R2SA / SA Strategy

✓ Viable

SA gross/mo	£1,641
SA net/mo	£1,294
BTL est./mo	£662
SA vs BTL uplift	+£979/mo

Hold Period	Est. Sale Price	Capital Gain	Net Proceeds	Total Return
3 years	£69,998	+£4,998	£18,218	+£1,968 (3.0%)
5 years	£73,542	+£8,542	£20,858	+£4,608 (7.1%)
7 years	£77,265	+£12,265	£23,632	+£7,382 (11.4%)

Break-even Horizon

69 months

Long-term (5+ years)

Flip Viability

Viable

Comp median: £108,750 — margin: +£43,750

Projections: 2.5% pa HPI, 75% LTV IO mortgage redeemed at sale, 1.5% EA, £1,500 legal, 24% CGT above £3k allowance. Not financial advice.

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Location

Subject property Planning applications

Comparable Sales in TS20 1

⚠️ Only 2 comparable sale(s) matched 2 bedrooms; showing all property types for context.

Address	Type	Beds	Price	£/sqft	Date	Distance
9, DRAGON COURT, TS20 1SR	Flat	0	£52,500	£143	29/01/26	0.63 mi
APARTMENT 16, CORBY LODGE, 70, JUNCTION ROAD, TS20 1PT	Flat	3	£145,000	£155	16/01/26	1.26 mi
APARTMENT 1, CORBY LODGE, 70, JUNCTION ROAD, TS20 1PT	Flat	3	£180,000	£188	21/11/25	1.26 mi
FLAT 43, GILPIN HOUSE, CLAYMOND COURT, TS20 1HS	Flat	2	£61,000	£93	10/10/25	0.83 mi
4, CHRISTOPHER HOUSE, BLANDFORD CLOSE, TS20 1GA	Flat	2	£205,000	£298	10/10/25	0.69 mi
11, FAIRVIEW GARDENS, TS20 1UA	Flat	1	£108,750	£177	03/10/25	1.59 mi
16, RIDLEY COURT, TS20 1HU	Flat	0	£63,000	£164	29/09/25	0.85 mi
10, LYNMOUTH ROAD, TS20 1QA	Flat	3	£78,000	£82	17/09/25	1.36 mi
FLAT 55, ANSTEY HOUSE, CLAYMOND COURT, TS20 1HT	Flat	1	£61,000	£121	28/08/25	0.80 mi
APARTMENT 17, CORBY LODGE, 70, JUNCTION ROAD, TS20 1PT	Flat	3	£168,000	£159	12/08/25	1.26 mi

■ Above subject ■ Below subject

Based on 10 comparable sales — Full Range (grey) · Typical IQR (blue) · Fair Value CI (light blue) · | Median · | Mean · Asking (▲)

⚠ Low Confidence Valuation — Wide Price Variance
CV = 48.6% (threshold: 40%). Comparable prices in TS20 1 vary widely. This benchmark may not reliably represent this property’s value. Consider an independent RICS valuation before proceeding.

ⓘ Bedroom counts are not available from Land Registry records. Comparables are matched by postcode sector and property type only.

📈 Rental Yield & ROI Forecast

Compound-growth projection: 2.5% annual rent growth + 3% capital growth. IO mortgage throughout. For illustration only.

10-Year Projection

Break-even: Year 1 5yr IRR: 12.8%

Year	Est. Rent/yr	Est. Value	Net Income/yr	Cum. Cashflow	Total Return	ROI on Cash Invested
Yr 1	£7,943	£66,950	£5,274	£2,836	£4,786	20.3%
Yr 3	£8,345	£71,027	£5,563	£8,942	£14,969	63.4%
Yr 5	£8,768	£75,353	£5,868	£15,648	£26,001	110.2%
Yr 10	£9,920	£87,355	£6,697	£35,247	£57,601	244.1%
Yr 15	£11,223	£101,268	£7,636	£59,314	£95,582	405.0%
Yr 20	£12,698	£117,397	£8,698	£88,439	£140,836	596.8%
Yr 25	£14,367	£136,096	£9,899	£123,284	£194,380	823.6%
Yr 30	£16,255	£157,772	£11,258	£164,603	£257,375	1090.6%

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)

● 26/1074/CPL 0.32 mi

Certificate of lawfulness for the proposed change of use from dwellinghouse (C3) to a children's home (C2) for up to 3no

7 Imperial Avenue Norton Stockton-On-Tees TS20 2EW

Undecided

● 26/1035/CPE 0.32 mi

Certificate of lawfulness application for the existing use as a single dwellinghouse (C3)

38 Keithlands Avenue Norton Stockton-on-Tees TS20 2QP

Undecided

● 26/0403/FUL 0.42 mi

Engineering operations and works associated with the formation of a vehicle inspection pit.

Land North Of Cheltenham Road Wetherby Close Portrack Interchange Business Park Stockton-on-Tees TS18 2AD

Conditions

● 13/1721/NMC 0.45 mi

Non material amendment to planning approval 13/1721/REV (Amend wording of condition no6 (Highway Works))

331 - 333 Norton Road Norton Stockton-on-Tees TS20 2PT

Permitted

● 26/0374/RET 0.45 mi

Retrospective application for the installation of roller shutters.

The Tulip Lounge 12 Harland Place Norton Stockton-on-Tees TS20 1AL

Rejected

View all planning applications on your dashboard →

● Approved ● Pending ● Refused

🌎 Area Profile — TS20 1 ⓘ What are deciles?

IMD (Overall)

                6/10
            

Mid deprivation

Crime

                3/10
            

High deprivation

Income

                7/10
            

Low deprivation

Employment

                5/10
            

Mid deprivation

Education

                8/10
            

Low deprivation

Housing Barriers

                9/10
            

Low deprivation

Rural/Urban

Mixed

📊 Investment Skill Analysis

Net Yield

8.1%

Gross:12.2%

Mortgage

PASS

75% LTV · 5.0% rate

Survey Risk

Low Risk

Score: 2/10

SDLT (Additional)

£3,250

5.0% effective rate · Company: £3,250

Void Risk

Medium

~5 weeks/year

Statistical CI (65%)

£94,285 –£130,165

vs Comparable Mean:-42.1%· n=10

Best Strategy

Serviced Accommodation

£1,091/mo

📊 TS20 market data →

SPV Tax Saving

£1,346/yr

Breakeven: — years

5-Year IRR

12.8%

IRR — Strong

Scenario Analysis

Scenario	Monthly Rent	Gross Yield	Net Yield	Cashflow/mo	IRR 5yr
Bear	£563	10.4%	6.1%	£65	-0.0%
Conservative	£616	11.4%	7.3%	£170	9.0%
Base	£662	12.2%	8.1%	£236	12.8%
Optimistic	£715	13.2%	9.1%	£309	17.3%
Bull	£781	14.4%	10.3%	£394	23.0%

⚠ Condition Flags

Extended Market Time (MODERATE)

Level 2 HomeBuyer Report (RICS) — standard for well-maintained modern properties

Detailed Analysis

💸 Yield & Returns

Gross Yield	●12.22%
Net Yield	●8.12%
Net Annual Income	£5,275
Deductions: void 8% (−£635) · mgmt 10% (−£794) · maint 10% (−£794) · fixed costs ins.+gas+EPC (−£445)
Monthly IO Mortgage	£203
Monthly Cashflow (IO)	●£237
Cash-on-Cash Return	●12.02%
5-Year IRR	●12.8%

● Above benchmark ● Near benchmark ● Below benchmark

💰 Tax Analysis

SDLT (Additional Property)	£3,250
SDLT Effective Rate	5.0%
SDLT (Company)	£3,250
Section 24 Extra Tax/yr (higher rate)	£488
SPV Annual Saving	£1,346
SPV Breakeven	— yrs
CGT Projected Sale (5yr)	£75,353
Less: Purchase Price	−£65,000
Less: Buying Costs (SDLT + legal)	−£5,850
Less: Selling Costs (est. 2.5%)	−£1,884
= CGT Net Gain (5yr)	£2,619
CGT at 24%	£—

📈 Scenario Analysis

Scenario	Monthly Rent	Gross Yield	Net Yield	Cashflow/mo	IRR 5yr
Bear	£563	10.4%	6.1%	£65	-0.0%
Conservative	£616	11.4%	7.3%	£170	9.0%
Base	£662	12.2%	8.1%	£236	12.8%
Optimistic	£715	13.2%	9.1%	£309	17.3%
Bull	£781	14.4%	10.3%	£394	23.0%

📊 Analysis Report (PDF) 📊 Download CSV

PropertyAlert.uk is not affiliated with any property portal. Analysis is based on publicly available Land Registry data and EPC certificates. This report is for informational purposes only and does not constitute financial advice. Analyse another property →

Carmel gardens, Norton, TS20