Blackhill Avenue, Wallsend
Terraced · 3 bed
Supports major UK property portals
Suggested Offer Range
Already 30.9% below the comparable sales mean — limited negotiation margin. Strong value at current asking price.
Property Details
- Asking Price
- £115,000
- Property Type
- Terraced
- Bedrooms
- 3
- Bathrooms
- N/A
- Est. Floor Area
- 893 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 — 2/10Behavioural signals: Below market value
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £359 |
| ICR (actual) | 2.43x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £115,000 |
| Deposit (25% — 75% LTV) | £28,750 |
| SDLT (additional property, 5% surcharge) | £5,750 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £37,499 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £115,000 | Loan (75% LTV) | £86,250 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £395 |
| Rent needed (1.5×) | £593/mo | Estimated rent | £872/mo |
| Stress ratio | 2.21× (need ≥ 1.5×) +£279 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 | £966 |
| SA net/mo | £700 |
| BTL est./mo | £872 |
| SA vs BTL uplift | +£94/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £123,842 | +£8,842 | £32,833 | +£4,083 (3.6%) |
| 5 years | £130,112 | +£15,112 | £37,503 | +£8,753 (7.6%) |
| 7 years | £136,699 | +£21,699 | £42,411 | +£13,661 (11.9%) |
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 | £10,465 | £118,450 | £7,090 | £2,777 | £6,227 | 16.1% |
| Yr 3 | £10,995 | £125,664 | £7,471 | £8,902 | £19,565 | 50.7% |
| Yr 5 | £11,551 | £133,317 | £7,872 | £15,818 | £34,134 | 88.4% |
| Yr 10 | £13,069 | £154,550 | £8,965 | £36,840 | £76,391 | 197.9% |
| Yr 15 | £14,787 | £179,166 | £10,201 | £63,751 | £127,917 | 331.4% |
| Yr 20 | £16,730 | £207,703 | £11,601 | £97,324 | £190,027 | 492.3% |
| Yr 25 | £18,928 | £240,784 | £13,183 | £138,434 | £264,219 | 684.5% |
| Yr 30 | £21,416 | £279,135 | £14,974 | £188,073 | £352,208 | 912.5% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
🌎 Area Profile — NE28 9 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £741 | 7.7% | 4.6% | £-22 | -5.0% |
| Conservative | £811 | 8.5% | 5.5% | £135 | 5.0% |
| Base | £872 | 9.1% | 6.2% | £231 | 9.3% |
| Optimistic | £942 | 9.8% | 6.9% | £336 | 14.2% |
| Bull | £1,029 | 10.7% | 7.8% | £457 | 20.4% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●9.1% |
| Net Yield | ●6.16% |
| Net Annual Income | £7,089 |
| Deductions: void 8% (−£837) · mgmt 10% (−£1,046) · maint 10% (−£1,046) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £359 |
| Monthly Cashflow (IO) | ●£232 |
| Cash-on-Cash Return | ●7.19% |
| 5-Year IRR | ●9.3% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £5,750 |
| SDLT Effective Rate | 5.0% |
| SDLT (Company) | £5,750 |
| Section 24 Extra Tax/yr (higher rate) | £862 |
| SPV Annual Saving | £1,792 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £133,317 |
| Less: Purchase Price | −£115,000 |
| Less: Buying Costs (SDLT + legal) | −£8,350 |
| Less: Selling Costs (est. 2.5%) | −£3,333 |
| = CGT Net Gain (5yr) | £6,634 |
| CGT at 24% | £872 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £741 | 7.7% | 4.6% | £-22 | -5.0% |
| Conservative | £811 | 8.5% | 5.5% | £135 | 5.0% |
| Base | £872 | 9.1% | 6.2% | £231 | 9.3% |
| Optimistic | £942 | 9.8% | 6.9% | £336 | 14.2% |
| Bull | £1,029 | 10.7% | 7.8% | £457 | 20.4% |