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Terraced · 2 bed
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Suggested Offer Range
Already 34% below the area median — limited negotiation margin. Strong value at current asking price.
🔨 Refurb Cost Estimate
Refurb cost estimate pending — this listing hasn't been through cost analysis yet. Runs nightly; check back within 24–48 hours.
🔧 Local Trades
| Trade | Name | Phone | |
|---|---|---|---|
| builder | DP Construction NE Ltd | Builders | Newcastle, UK | 0191 256 6655 | — |
| decorator | Painter & Decorator Newcastle | Gosforth | Jesmond | 0191 284 1798 | — |
| photographer | Geoff Love Photography: Wedding Photographer Newcastle | 04615625410 | — |
Property Details
- Asking Price
- £130,000
- Property Type
- Terraced
- Bedrooms
- 2
- Bathrooms
- N/A
- Est. Floor Area
- 800–900 sqft (est.)
- Article 4 Area
- ✓ No restriction — SA permitted under PD rights
This listing is priced below the postcode sector benchmark.
Comparable Sales in this postcode sector
🔍 Filtered to 1-3-bedroom comparable sales only.
| Address | Type | Beds | Price | £/sqft | Date | Distance |
|---|---|---|---|---|---|---|
| Sector sale 1 | Terraced | 3 | — | — | — | — |
■ Above subject ■ Below subject
ⓘ Bedroom counts are estimated from EPC records or floor area, since Land Registry sales don’t record bedrooms directly.
Location
Motivated Seller Analysis
Watch — 4/10Behavioural signals: 165 days on marketBelow market value
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £405 |
| ICR (actual) | 1.75x |
| Feasibility | MARGINAL |
| Notes: Rental coverage 125% — below standard 145% threshold, may need larger deposit | |
| 💲 Total Cash Required | |
| Purchase Price | £130,000 |
| Deposit (25% — 75% LTV) | £32,500 |
| SDLT (additional property, 5% surcharge) | £6,600 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £42,099 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
Tests lender affordability (rent vs. mortgage interest) — a different calculation from the BRRR Strategy card above, which tests capital recycled via refinance.
| Purchase price | £130,000 | Loan (75% LTV) | £97,500 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £447 |
| Rent needed (1.5×) | £670/mo | Estimated rent | £711/mo |
| Stress ratio | 1.59× (need ≥ 1.5×) +£41 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 (a flat UK-wide assumption — not adjusted for this property's specific location). Assumes 75% LTV interest-only mortgage redeemed on sale. Excludes rental income.
How is this calculated?
This is a simplified projection based on comparable sales data and an estimated refurb cost. It does not currently account for seller motivation signals, nearby planning applications, or the area's wider demographic profile — see the relevant sections elsewhere in this report for those. Not financial advice.
| Est. reno cost | Unknown — score listing |
| Cash left in deal | Unknown |
| SA gross/mo | £1,025 |
| SA net/mo | £752 |
| BTL est./mo | £711 |
| SA vs BTL uplift | +£314/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £139,996 | +£9,996 | £37,217 | +£4,717 (3.6%) |
| 5 years | £147,083 | +£17,083 | £42,497 | +£9,997 (7.7%) |
| 7 years | £154,529 | +£24,529 | £48,044 | +£15,544 (12.0%) |
Projections: 2.5% pa UK-wide HPI assumption (not location-adjusted), 75% LTV IO mortgage redeemed at sale, 1.5% EA, £1,500 legal, 24% CGT above £3k allowance. Not financial advice.
Finance This Investment
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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 | £8,528 | £133,900 | £5,695 | £820 | £4,720 | 10.9% |
| Yr 3 | £8,960 | £142,055 | £6,006 | £2,925 | £14,979 | 34.7% |
| Yr 5 | £9,413 | £150,706 | £6,333 | £5,675 | £26,380 | 61.1% |
| Yr 10 | £10,650 | £174,709 | £7,223 | £15,591 | £60,300 | 139.6% |
| Yr 15 | £12,050 | £202,536 | £8,231 | £30,305 | £102,841 | 238.1% |
| Yr 20 | £13,633 | £234,794 | £9,371 | £50,448 | £155,243 | 359.4% |
| Yr 25 | £15,425 | £272,191 | £10,661 | £76,734 | £218,925 | 506.8% |
| Yr 30 | £17,452 | £315,544 | £12,120 | £109,970 | £295,514 | 684.1% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
🌎 Area Profile — North East England ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £604 | 5.6% | 3.3% | £-172 | -11.4% |
| Conservative | £661 | 6.1% | 3.9% | £-21 | -0.3% |
| Base | £711 | 6.6% | 4.4% | £69 | 4.3% |
| Optimistic | £768 | 7.1% | 4.9% | £166 | 9.6% |
| Bull | £839 | 7.7% | 5.5% | £276 | 16.3% |
⚠ Condition Flags
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●6.56% |
| Net Yield | ●4.38% |
| Net Annual Income | £5,698 |
| Deductions: void 8% (−£682) · mgmt 10% (−£853) · maint 10% (−£853) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £405 |
| Monthly Cashflow (IO) | ●£70 |
| Cash-on-Cash Return | ●1.91% |
| 5-Year IRR | ●4.3% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £6,600 |
| SDLT Effective Rate | 5.08% |
| SDLT (Company) | £6,600 |
| Section 24 Extra Tax/yr (higher rate) | £975 |
| SPV Annual Saving | £1,549 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £150,706 |
| Less: Purchase Price | −£130,000 |
| Less: Buying Costs (SDLT + legal) | −£9,200 |
| Less: Selling Costs (est. 2.5%) | −£3,768 |
| = CGT Net Gain (5yr) | £7,738 |
| CGT at 24% | £1,137 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £604 | 5.6% | 3.3% | £-172 | -11.4% |
| Conservative | £661 | 6.1% | 3.9% | £-21 | -0.3% |
| Base | £711 | 6.6% | 4.4% | £69 | 4.3% |
| Optimistic | £768 | 7.1% | 4.9% | £166 | 9.6% |
| Bull | £839 | 7.7% | 5.5% | £276 | 16.3% |
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