Rowanberry Road, Newcastle Upon Tyne
Semi-Detached · 4 bed
Supports major UK property portals
Suggested Offer Range
Already 14.2% below the comparable sales mean — some negotiation possible but limited margin.
Property Details
- Asking Price
- £185,000
- Property Type
- Semi-Detached
- Bedrooms
- 4
- Bathrooms
- N/A
- Floor Area
- 1293 sqft
- Article 4 Area
- ✓ No restriction — SA permitted under PD rights
This listing is priced below the postcode sector benchmark.
Motivated Seller Analysis
Watch — 5/10Matched signals:
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £577 |
| ICR (actual) | 2.05x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £185,000 |
| Deposit (25% — 75% LTV) | £46,250 |
| SDLT (additional property, 5% surcharge) | £10,450 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £59,699 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £185,000 | Loan (75% LTV) | £138,750 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £636 |
| Rent needed (1.5×) | £954/mo | Estimated rent | £1,185/mo |
| Stress ratio | 1.86× (need ≥ 1.5×) +£231 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 | £1,504 |
| SA net/mo | £1,174 |
| BTL est./mo | £1,186 |
| SA vs BTL uplift | +£318/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £199,225 | +£14,225 | £53,292 | +£7,042 (3.8%) |
| 5 years | £209,311 | +£24,311 | £60,806 | +£14,556 (7.9%) |
| 7 years | £219,907 | +£34,907 | £68,701 | +£22,451 (12.1%) |
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 | £14,226 | £190,550 | £9,798 | £2,861 | £8,411 | 13.8% |
| Yr 3 | £14,947 | £202,154 | £10,317 | £9,356 | £26,511 | 43.6% |
| Yr 5 | £15,703 | £214,466 | £10,861 | £16,928 | £46,394 | 76.3% |
| Yr 10 | £17,767 | £248,625 | £12,347 | £40,932 | £104,557 | 172.0% |
| Yr 15 | £20,102 | £288,224 | £14,028 | £72,941 | £176,165 | 289.7% |
| Yr 20 | £22,743 | £334,131 | £15,930 | £114,006 | £263,137 | 432.8% |
| Yr 25 | £25,732 | £387,349 | £18,082 | £165,318 | £367,667 | 604.7% |
| Yr 30 | £29,113 | £449,044 | £20,517 | £228,224 | £492,267 | 809.7% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
🌎 Area Profile — NE12 8 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,007 | 6.5% | 4.0% | £-134 | -7.8% |
| Conservative | £1,102 | 7.1% | 4.8% | £98 | 2.6% |
| Base | £1,185 | 7.7% | 5.3% | £238 | 7.1% |
| Optimistic | £1,280 | 8.3% | 5.9% | £390 | 12.3% |
| Bull | £1,398 | 9.1% | 6.7% | £563 | 18.8% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●7.69% |
| Net Yield | ●5.29% |
| Net Annual Income | £9,793 |
| Deductions: void 8% (−£1,138) · mgmt 10% (−£1,423) · maint 10% (−£1,423) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £577 |
| Monthly Cashflow (IO) | ●£239 |
| Cash-on-Cash Return | ●4.7% |
| 5-Year IRR | ●7.1% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £10,450 |
| SDLT Effective Rate | 5.65% |
| SDLT (Company) | £10,450 |
| Section 24 Extra Tax/yr (higher rate) | £1,388 |
| SPV Annual Saving | £2,449 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £214,466 |
| Less: Purchase Price | −£185,000 |
| Less: Buying Costs (SDLT + legal) | −£13,050 |
| Less: Selling Costs (est. 2.5%) | −£5,362 |
| = CGT Net Gain (5yr) | £11,054 |
| CGT at 24% | £1,933 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,007 | 6.5% | 4.0% | £-134 | -7.8% |
| Conservative | £1,102 | 7.1% | 4.8% | £98 | 2.6% |
| Base | £1,185 | 7.7% | 5.3% | £238 | 7.1% |
| Optimistic | £1,280 | 8.3% | 5.9% | £390 | 12.3% |
| Bull | £1,398 | 9.1% | 6.7% | £563 | 18.8% |