Newholme Estate, Station Town, Wingate, Durham, TS28 5EH, TS28 5EH
Semi-Detached · 3 bed
Supports major UK property portals
Suggested Offer Range
Already 40.1% below the comparable sales mean — limited negotiation margin. Strong value at current asking price.
Property Details
- Asking Price
- £78,500
- Property Type
- Semi-Detached
- Bedrooms
- 3
- Bathrooms
- N/A
- Est. Floor Area
- 904 sqft (est.)
- Article 4 Area
- ✓ No restriction — SA permitted under PD rights
This listing is priced below the postcode sector benchmark.
Motivated Seller Analysis
Standard — 3/10Behavioural signals: Below market value
Matched signals:
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £245 |
| ICR (actual) | 2.74x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £78,500 |
| Deposit (25% — 75% LTV) | £19,625 |
| SDLT (additional property, 5% surcharge) | £3,925 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £26,549 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £78,500 | Loan (75% LTV) | £58,875 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £270 |
| Rent needed (1.5×) | £405/mo | Estimated rent | £670/mo |
| Stress ratio | 2.48× (need ≥ 1.5×) +£265 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.
| Est. reno cost | Unknown — score listing |
| Cash left in deal | Unknown |
| SA gross/mo | £1,846 |
| SA net/mo | £1,474 |
| BTL est./mo | £670 |
| SA vs BTL uplift | +£1,176/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £84,536 | +£6,036 | £22,164 | +£2,539 (3.2%) |
| 5 years | £88,816 | +£10,316 | £25,353 | +£5,728 (7.3%) |
| 7 years | £93,312 | +£14,812 | £28,702 | +£9,077 (11.6%) |
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
Comparable Sales in TS28 5
🔍 Filtered to 3-bedroom comparable sales only.
| Address | Type | Beds | Price | £/sqft | Date | Distance |
|---|---|---|---|---|---|---|
| 34, CORONATION ROAD, TS28 5JN | Semi | 3 | £96,250 | £105 | 09/12/25 | 1.27 mi |
| 1, NEWHOLME ESTATE, TS28 5EH | Semi | 3 | £126,999 | £139 | 16/10/25 | < 0.1 mi |
| 7, DAWSON ROAD, TS28 5BS | Semi | 3 | £170,000 | £170 | 26/09/25 | 1.08 mi |
■ Above subject ■ Below subject
Based on 3 comparable sales — Full Range (grey) · Typical IQR (blue) · Fair Value CI (light blue) · | Median · | Mean · Asking (▲)
ⓘ 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.
| Year | Est. Rent/yr | Est. Value | Net Income/yr | Cum. Cashflow | Total Return | ROI on Cash Invested |
|---|---|---|---|---|---|---|
| Yr 1 | £8,038 | £80,855 | £5,343 | £2,399 | £4,754 | 17.2% |
| Yr 3 | £8,445 | £85,779 | £5,636 | £7,634 | £14,913 | 53.9% |
| Yr 5 | £8,873 | £91,003 | £5,943 | £13,478 | £25,981 | 94.0% |
| Yr 10 | £10,039 | £105,497 | £6,783 | £30,954 | £57,951 | 209.6% |
| Yr 15 | £11,358 | £122,300 | £7,733 | £52,952 | £96,753 | 349.9% |
| Yr 20 | £12,851 | £141,780 | £8,807 | £80,068 | £143,348 | 518.4% |
| Yr 25 | £14,539 | £164,362 | £10,023 | £112,974 | £198,836 | 719.1% |
| Yr 30 | £16,450 | £190,540 | £11,399 | £152,431 | £264,471 | 956.5% |
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)
🌎 Area Profile — TS28 5 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £570 | 8.7% | 5.1% | £14 | -3.8% |
| Conservative | £623 | 9.5% | 6.1% | £129 | 5.9% |
| Base | £670 | 10.2% | 6.8% | £200 | 10.0% |
| Optimistic | £724 | 11.1% | 7.6% | £278 | 14.7% |
| Bull | £791 | 12.1% | 8.6% | £368 | 20.7% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●10.24% |
| Net Yield | ●6.81% |
| Net Annual Income | £5,344 |
| Deductions: void 8% (−£643) · mgmt 10% (−£804) · maint 10% (−£804) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £245 |
| Monthly Cashflow (IO) | ●£200 |
| Cash-on-Cash Return | ●8.68% |
| 5-Year IRR | ●10.0% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £3,925 |
| SDLT Effective Rate | 5.0% |
| SDLT (Company) | £3,925 |
| Section 24 Extra Tax/yr (higher rate) | £589 |
| SPV Annual Saving | £1,384 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £91,003 |
| Less: Purchase Price | −£78,500 |
| Less: Buying Costs (SDLT + legal) | −£6,525 |
| Less: Selling Costs (est. 2.5%) | −£2,275 |
| = CGT Net Gain (5yr) | £3,703 |
| CGT at 24% | £169 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £570 | 8.7% | 5.1% | £14 | -3.8% |
| Conservative | £623 | 9.5% | 6.1% | £129 | 5.9% |
| Base | £670 | 10.2% | 6.8% | £200 | 10.0% |
| Optimistic | £724 | 11.1% | 7.6% | £278 | 14.7% |
| Bull | £791 | 12.1% | 8.6% | £368 | 20.7% |