Benfield Road, Heaton
Flat · 3 bed
Supports major UK property portals
Suggested Offer Range
Already 24.2% below the comparable sales mean — limited negotiation margin. Strong value at current asking price. Note: listed as "Offers Over" — vendor expects full asking price or above.
Property Details
- Asking Price
- £140,000
- Property Type
- Flat
- Bedrooms
- 3
- Bathrooms
- N/A
- Est. Floor Area
- 732 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 — 3/10Behavioural signals: Below market value
Matched signals:
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £437 |
| ICR (actual) | 2.69x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £140,000 |
| Deposit (25% — 75% LTV) | £35,000 |
| SDLT (additional property, 5% surcharge) | £7,300 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £45,299 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £140,000 | Loan (75% LTV) | £105,000 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £481 |
| Rent needed (1.5×) | £722/mo | Estimated rent | £1,176/mo |
| Stress ratio | 2.44× (need ≥ 1.5×) +£454 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 | £1,444 |
| SA net/mo | £1,121 |
| BTL est./mo | £1,176 |
| SA vs BTL uplift | +£268/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £150,765 | +£10,765 | £40,140 | +£5,140 (3.7%) |
| 5 years | £158,397 | +£18,397 | £45,826 | +£10,826 (7.7%) |
| 7 years | £166,416 | +£26,416 | £51,800 | +£16,800 (12.0%) |
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 | £14,112 | £144,200 | £9,716 | £4,466 | £8,666 | 18.7% |
| Yr 3 | £14,826 | £152,982 | £10,230 | £14,165 | £27,147 | 58.5% |
| Yr 5 | £15,577 | £162,298 | £10,770 | £24,933 | £47,231 | 101.8% |
| Yr 10 | £17,624 | £188,148 | £12,244 | £56,884 | £105,032 | 226.4% |
| Yr 15 | £19,940 | £218,115 | £13,912 | £96,775 | £174,890 | 376.9% |
| Yr 20 | £22,560 | £252,856 | £15,798 | £145,650 | £258,506 | 557.1% |
| Yr 25 | £25,525 | £293,129 | £17,933 | £204,690 | £357,819 | 771.2% |
| Yr 30 | £28,879 | £339,817 | £20,348 | £275,230 | £475,046 | 1023.8% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
🌎 Area Profile — NE6 5 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,000 | 8.6% | 5.3% | £44 | -2.0% |
| Conservative | £1,094 | 9.4% | 6.2% | £247 | 7.6% |
| Base | £1,176 | 10.1% | 6.9% | £372 | 11.8% |
| Optimistic | £1,270 | 10.9% | 7.7% | £509 | 16.6% |
| Bull | £1,388 | 11.9% | 8.7% | £668 | 22.7% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●10.08% |
| Net Yield | ●6.94% |
| Net Annual Income | £9,716 |
| Deductions: void 8% (−£1,129) · mgmt 10% (−£1,411) · maint 10% (−£1,411) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £437 |
| Monthly Cashflow (IO) | ●£373 |
| Cash-on-Cash Return | ●9.62% |
| 5-Year IRR | ●11.8% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £7,300 |
| SDLT Effective Rate | 5.21% |
| SDLT (Company) | £7,300 |
| Section 24 Extra Tax/yr (higher rate) | £1,050 |
| SPV Annual Saving | £2,350 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £162,298 |
| Less: Purchase Price | −£140,000 |
| Less: Buying Costs (SDLT + legal) | −£9,900 |
| Less: Selling Costs (est. 2.5%) | −£4,057 |
| = CGT Net Gain (5yr) | £8,341 |
| CGT at 24% | £1,282 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,000 | 8.6% | 5.3% | £44 | -2.0% |
| Conservative | £1,094 | 9.4% | 6.2% | £247 | 7.6% |
| Base | £1,176 | 10.1% | 6.9% | £372 | 11.8% |
| Optimistic | £1,270 | 10.9% | 7.7% | £509 | 16.6% |
| Bull | £1,388 | 11.9% | 8.7% | £668 | 22.7% |