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Flat · 2 bed
Supports major UK property portals
Suggested Offer Range
Asking price is 31% above the area median. Offers anchored to area median of £323,000. Note: listed as "Offers Over" — vendor expects full asking price or above.
🔨 Refurb Cost Estimate
AI condition score: 8/10 · London rates
| Room | Estimated Refurb Cost |
|---|---|
| Kitchen | £1,100 |
| Bathroom | £800 |
| Living Room | £500 |
| Master Bedroom | £550 |
| Bedroom 2 | £550 |
| Entrance Hall | £100 |
| Total Estimated Refurb | £2,900 |
⚠ Indicative estimates only. Based on photo condition score and regional benchmarks for a typical 2–3 bed property. Always obtain contractor quotes before committing to a refurb budget. Photo AI may over-flag minor cosmetic issues.
🔧 Local Trades
| Trade | Name | Phone | |
|---|---|---|---|
| builder | Builders East London: Your First Call for General Builders ... | 0203 305 7656 | — |
| decorator | Expert Residential & Commercial Painting Services in London | 07712680424 | — |
| photographer | Vistolia Photography Hackney | 07709 654594 | — |
Property Details
- Asking Price
- £425,000
- Property Type
- Flat
- Bedrooms
- 2
- Bathrooms
- N/A
- Est. Floor Area
- 700–800 sqft (est.)
- Article 4 Area
- ✓ No restriction — SA permitted under PD rights
📈 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 | £23,672 | £437,750 | £16,599 | £662 | £13,412 | 9.4% |
| Yr 3 | £24,871 | £464,409 | £17,462 | £3,274 | £42,683 | 29.9% |
| Yr 5 | £26,130 | £492,691 | £18,369 | £7,677 | £75,369 | 52.8% |
| Yr 10 | £29,564 | £571,164 | £20,841 | £27,128 | £173,292 | 121.3% |
| Yr 15 | £33,449 | £662,136 | £23,638 | £59,898 | £297,034 | 207.9% |
| Yr 20 | £37,844 | £767,597 | £26,803 | £107,738 | £450,336 | 315.3% |
| Yr 25 | £42,817 | £889,856 | £30,383 | £172,629 | £637,485 | 446.3% |
| Yr 30 | £48,444 | £1,031,587 | £34,434 | £256,811 | £863,398 | 604.4% |
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)
5 planning applications found within 0.5 miles — 🔒 sign in for references, descriptions and status
View all planning applications on your dashboard →
● Approved ● Pending ● Refused
🌎 Area Profile — Greater London ⓘ What are deciles?
📄 Lease Information
Estimated remaining lease: 991 years.
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,678 | 4.7% | 3.0% | £-673 | -13.4% |
| Conservative | £1,836 | 5.2% | 3.5% | £-213 | -2.2% |
| Base | £1,974 | 5.6% | 3.9% | £56 | 2.5% |
| Optimistic | £2,132 | 6.0% | 4.3% | £345 | 8.0% |
| Bull | £2,329 | 6.6% | 4.9% | £671 | 14.8% |
⚠ Condition Flags
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●5.57% |
| Net Yield | ●3.91% |
| Net Annual Income | £16,610 |
| Deductions: void 8% (−£1,894) · mgmt 10% (−£2,367) · maint 10% (−£2,367) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £1,325 |
| Monthly Cashflow (IO) | ●£59 |
| Cash-on-Cash Return | ●0.47% |
| 5-Year IRR | ●2.5% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £32,500 |
| SDLT Effective Rate | 7.65% |
| SDLT (Company) | £32,500 |
| Section 24 Extra Tax/yr (higher rate) | £3,188 |
| SPV Annual Saving | £4,225 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £492,691 |
| Less: Purchase Price | −£425,000 |
| Less: Buying Costs (SDLT + legal) | −£35,100 |
| Less: Selling Costs (est. 2.5%) | −£12,317 |
| = CGT Net Gain (5yr) | £20,274 |
| CGT at 24% | £4,146 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,678 | 4.7% | 3.0% | £-673 | -13.4% |
| Conservative | £1,836 | 5.2% | 3.5% | £-213 | -2.2% |
| Base | £1,974 | 5.6% | 3.9% | £56 | 2.5% |
| Optimistic | £2,132 | 6.0% | 4.3% | £345 | 8.0% |
| Bull | £2,329 | 6.6% | 4.9% | £671 | 14.8% |
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