Western Road, Southall, Middlesex, UB2
End of Terrace · 4 bed
Supports major UK property portals
Suggested Offer Range
Already 26.3% below the comparable sales mean — limited negotiation margin. Strong value at current asking price.
Property Details
- Asking Price
- £525,000
- Property Type
- End of Terrace
- Bedrooms
- 4
- Bathrooms
- N/A
- Est. Floor Area
- 990 sqft (est.)
- Article 4 Area
- ✓ No restriction — SA permitted under PD rights
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £1,637 |
| ICR (actual) | 1.97x |
| Feasibility | MARGINAL |
| Notes: Rental coverage 140% — below standard 145% threshold, may need larger deposit | |
| 💲 Total Cash Required | |
| Purchase Price | £525,000 |
| Deposit (25% — 75% LTV) | £131,250 |
| SDLT (additional property, 5% surcharge) | £42,500 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £176,749 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £525,000 | Loan (75% LTV) | £393,750 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £1,805 |
| Rent needed (1.5×) | £2,707/mo | Estimated rent | £3,217/mo |
| Stress ratio | 1.78× (need ≥ 1.5×) +£510 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 | £1,174 |
| SA net/mo | £883 |
| BTL est./mo | £3,216 |
| SA vs BTL uplift | £-2,042/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £565,368 | +£40,368 | £152,669 | +£21,419 (4.1%) |
| 5 years | £593,989 | +£68,989 | £173,992 | +£42,742 (8.1%) |
| 7 years | £624,060 | +£99,060 | £196,395 | +£65,145 (12.4%) |
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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Location
Comparable Sales in UB2 5
🔍 Filtered to 4-bedroom comparable sales only.
| Address | Type | Beds | Price | £/sqft | Date | Distance |
|---|---|---|---|---|---|---|
| 85, GREENLAND CRESCENT, UB2 5ER | Terraced | 4 | £755,000 | £527 | 20/02/26 | 0.21 mi |
| 87, GREENLAND CRESCENT, UB2 5ER | Terraced | 4 | £765,000 | £564 | 20/02/26 | 0.21 mi |
| 90, GREENLAND CRESCENT, UB2 5ER | Terraced | 4 | £625,000 | £454 | 02/02/26 | 0.21 mi |
| 39, HADLEY GARDENS, UB2 5SQ | Terraced | 4 | £705,000 | £500 | 26/01/26 | 0.74 mi |
■ Above subject ■ Below subject
Based on 4 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 | £38,588 | £540,750 | £27,338 | £7,650 | £23,400 | 13.2% |
| Yr 3 | £40,541 | £573,682 | £28,745 | £25,053 | £73,734 | 41.5% |
| Yr 5 | £42,593 | £608,619 | £30,222 | £45,374 | £128,993 | 72.5% |
| Yr 10 | £48,190 | £705,556 | £34,252 | £109,939 | £290,495 | 163.3% |
| Yr 15 | £54,523 | £817,933 | £38,812 | £196,215 | £489,148 | 275.0% |
| Yr 20 | £61,688 | £948,208 | £43,970 | £307,057 | £730,266 | 410.6% |
| Yr 25 | £69,794 | £1,099,233 | £49,807 | £445,693 | £1,019,926 | 573.5% |
| Yr 30 | £78,966 | £1,274,313 | £56,410 | £615,774 | £1,365,087 | 767.5% |
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 — UB2 5 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £2,734 | 6.3% | 4.0% | £-393 | -8.7% |
| Conservative | £2,992 | 6.8% | 4.7% | £252 | 1.6% |
| Base | £3,217 | 7.4% | 5.2% | £639 | 6.1% |
| Optimistic | £3,474 | 7.9% | 5.8% | £1,057 | 11.2% |
| Bull | £3,796 | 8.7% | 6.5% | £1,535 | 17.7% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●7.35% |
| Net Yield | ●5.21% |
| Net Annual Income | £27,350 |
| Deductions: void 8% (−£3,087) · mgmt 10% (−£3,859) · maint 10% (−£3,859) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £1,637 |
| Monthly Cashflow (IO) | ●£642 |
| Cash-on-Cash Return | ●4.31% |
| 5-Year IRR | ●6.1% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £42,500 |
| SDLT Effective Rate | 8.1% |
| SDLT (Company) | £78,750 |
| Section 24 Extra Tax/yr (higher rate) | £3,938 |
| SPV Annual Saving | £6,500 |
| SPV Breakeven | 5.6 yrs |
| CGT Projected Sale (5yr) | £608,619 |
| Less: Purchase Price | −£525,000 |
| Less: Buying Costs (SDLT + legal) | −£45,100 |
| Less: Selling Costs (est. 2.5%) | −£15,215 |
| = CGT Net Gain (5yr) | £23,304 |
| CGT at 24% | £4,873 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £2,734 | 6.3% | 4.0% | £-393 | -8.7% |
| Conservative | £2,992 | 6.8% | 4.7% | £252 | 1.6% |
| Base | £3,217 | 7.4% | 5.2% | £639 | 6.1% |
| Optimistic | £3,474 | 7.9% | 5.8% | £1,057 | 11.2% |
| Bull | £3,796 | 8.7% | 6.5% | £1,535 | 17.7% |