Dale Street, TS11
Terraced · 2 bed
Supports major UK property portals
Suggested Offer Range
Already 67.8% below the comparable sales mean — limited negotiation margin. Strong value at current asking price. Note: listed as "Offers Over" — vendor expects full asking price or above.
Property Details
- Asking Price
- £70,000
- Property Type
- Terraced
- Bedrooms
- 2
- Bathrooms
- N/A
- Est. Floor Area
- 994 sqft (est.)
- Article 4 Area
- ✓ No restriction — SA permitted under PD rights
This listing is priced below the postcode sector benchmark.
Motivated Seller Analysis
Urgent — 8/10Behavioural signals: 6.7% price cutBelow market value
Matched signals:
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £218 |
| ICR (actual) | 2.75x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £70,000 |
| Deposit (25% — 75% LTV) | £17,500 |
| SDLT (additional property, 5% surcharge) | £3,500 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £23,999 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £70,000 | Loan (75% LTV) | £52,500 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £241 |
| Rent needed (1.5×) | £361/mo | Estimated rent | £601/mo |
| Stress ratio | 2.5× (need ≥ 1.5×) +£240 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 | £1,641 |
| SA net/mo | £1,294 |
| BTL est./mo | £601 |
| SA vs BTL uplift | +£1,040/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £75,382 | +£5,382 | £19,680 | +£2,180 (3.1%) |
| 5 years | £79,199 | +£9,199 | £22,523 | +£5,023 (7.2%) |
| 7 years | £83,208 | +£13,208 | £25,510 | +£8,010 (11.4%) |
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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📈 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 | £7,210 | £72,100 | £4,746 | £2,121 | £4,221 | 16.8% |
| Yr 3 | £7,575 | £76,491 | £5,009 | £6,756 | £13,247 | 52.8% |
| Yr 5 | £7,958 | £81,149 | £5,285 | £11,937 | £23,086 | 92.0% |
| Yr 10 | £9,004 | £94,074 | £6,038 | £27,459 | £51,533 | 205.3% |
| Yr 15 | £10,188 | £109,058 | £6,890 | £47,038 | £86,096 | 343.0% |
| Yr 20 | £11,526 | £126,428 | £7,854 | £71,207 | £127,635 | 508.5% |
| Yr 25 | £13,041 | £146,564 | £8,944 | £100,570 | £177,134 | 705.7% |
| Yr 30 | £14,755 | £169,908 | £10,178 | £135,808 | £235,716 | 939.1% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
🌎 Area Profile — TS11 7 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £511 | 8.8% | 5.1% | £11 | -4.2% |
| Conservative | £559 | 9.6% | 6.1% | £114 | 5.4% |
| Base | £601 | 10.3% | 6.8% | £177 | 9.5% |
| Optimistic | £649 | 11.1% | 7.6% | £246 | 14.2% |
| Bull | £709 | 12.2% | 8.6% | £327 | 20.2% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●10.3% |
| Net Yield | ●6.78% |
| Net Annual Income | £4,748 |
| Deductions: void 8% (−£577) · mgmt 10% (−£721) · maint 10% (−£721) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £218 |
| Monthly Cashflow (IO) | ●£178 |
| Cash-on-Cash Return | ●8.46% |
| 5-Year IRR | ●9.5% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £3,500 |
| SDLT Effective Rate | 5.0% |
| SDLT (Company) | £3,500 |
| Section 24 Extra Tax/yr (higher rate) | £525 |
| SPV Annual Saving | £1,252 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £81,149 |
| Less: Purchase Price | −£70,000 |
| Less: Buying Costs (SDLT + legal) | −£6,100 |
| Less: Selling Costs (est. 2.5%) | −£2,029 |
| = CGT Net Gain (5yr) | £3,020 |
| CGT at 24% | £5 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £511 | 8.8% | 5.1% | £11 | -4.2% |
| Conservative | £559 | 9.6% | 6.1% | £114 | 5.4% |
| Base | £601 | 10.3% | 6.8% | £177 | 9.5% |
| Optimistic | £649 | 11.1% | 7.6% | £246 | 14.2% |
| Bull | £709 | 12.2% | 8.6% | £327 | 20.2% |