Raby Street, Newcastle Upon Tyne, NE6 2
Terraced · 3 bed
Supports major UK property portals
Suggested Offer Range
Already 69.6% 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
- £99,000
- Property Type
- Terraced
- Bedrooms
- 3
- Bathrooms
- N/A
- Floor Area
- 1086 sqft
- 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 | £309 |
| ICR (actual) | 3.81x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £99,000 |
| Deposit (25% — 75% LTV) | £24,750 |
| SDLT (additional property, 5% surcharge) | £4,950 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £32,699 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £99,000 | Loan (75% LTV) | £74,250 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £340 |
| Rent needed (1.5×) | £510/mo | Estimated rent | £1,176/mo |
| Stress ratio | 3.46× (need ≥ 1.5×) +£666 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 | £106,612 | +£7,612 | £28,156 | +£3,406 (3.4%) |
| 5 years | £112,009 | +£13,009 | £32,177 | +£7,427 (7.5%) |
| 7 years | £117,680 | +£18,680 | £36,402 | +£11,652 (11.8%) |
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 | £14,108 | £101,970 | £9,712 | £6,000 | £8,970 | 26.5% |
| Yr 3 | £14,822 | £108,180 | £10,227 | £18,768 | £27,948 | 82.7% |
| Yr 5 | £15,572 | £114,768 | £10,767 | £32,603 | £48,371 | 143.1% |
| Yr 10 | £17,618 | £133,048 | £12,240 | £72,222 | £106,270 | 314.4% |
| Yr 15 | £19,934 | £154,239 | £13,907 | £119,779 | £175,018 | 517.8% |
| Yr 20 | £22,553 | £178,805 | £15,793 | £176,317 | £256,122 | 757.8% |
| Yr 25 | £25,517 | £207,284 | £17,927 | £243,017 | £351,301 | 1039.4% |
| Yr 30 | £28,870 | £240,299 | £20,341 | £321,212 | £462,511 | 1368.4% |
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 | 12.1% | 7.4% | £210 | 7.4% |
| Conservative | £1,094 | 13.3% | 8.8% | £388 | 15.6% |
| Base | £1,176 | 14.3% | 9.8% | £500 | 19.2% |
| Optimistic | £1,270 | 15.4% | 10.9% | £624 | 23.5% |
| Bull | £1,388 | 16.8% | 12.3% | £770 | 29.0% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●14.25% |
| Net Yield | ●9.81% |
| 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 | £309 |
| Monthly Cashflow (IO) | ●£501 |
| Cash-on-Cash Return | ●17.76% |
| 5-Year IRR | ●19.2% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £4,950 |
| SDLT Effective Rate | 5.0% |
| SDLT (Company) | £4,950 |
| Section 24 Extra Tax/yr (higher rate) | £742 |
| SPV Annual Saving | £2,272 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £114,768 |
| Less: Purchase Price | −£99,000 |
| Less: Buying Costs (SDLT + legal) | −£7,550 |
| Less: Selling Costs (est. 2.5%) | −£2,869 |
| = CGT Net Gain (5yr) | £5,349 |
| CGT at 24% | £564 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,000 | 12.1% | 7.4% | £210 | 7.4% |
| Conservative | £1,094 | 13.3% | 8.8% | £388 | 15.6% |
| Base | £1,176 | 14.3% | 9.8% | £500 | 19.2% |
| Optimistic | £1,270 | 15.4% | 10.9% | £624 | 23.5% |
| Bull | £1,388 | 16.8% | 12.3% | £770 | 29.0% |