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Harbottle Court, Byker

Rightmove Sector: NE6 5

                    £95,000
                

asking price

vs Benchmark

-65%

below Sector Median

Est. £/sqft

£82

benchmark £233/sqft

Investment Score

9.5/10

strong opportunity

Days on Market

156

motivated seller signal

Suggested Offer Range

Low offer

£90,250

£4,750 below asking

Target offer

£92,150

£2,850 below asking

High offer

£95,000

At asking price

Already 70.8% below the comparable sales mean — limited negotiation margin. Strong value at current asking price.

Suggested range is based on Land Registry median data and is not financial advice. Always conduct your own due diligence.

📷 No photos available for condition analysis.

Property Details

Asking Price: £95,000
Property Type: Terraced
Bedrooms: 2
Bathrooms: N/A
Est. Floor Area: 1152 sqft (est.)
Article 4 Area: ✓ No restriction — SA permitted under PD rights

-64.6% vs Sector Median (n=195 sales)

This listing is priced below the postcode sector benchmark.

Motivated Seller Analysis

Watch — 4/10

Behavioural signals: 156 days on marketBelow market value

💸 Mortgage & Financing

Recommended LTV	75.0%
Indicative Rate	4.99%
Monthly IO Payment	£296
ICR (actual)	3.35x
Feasibility	PASS
💲 Total Cash Required
Purchase Price	£95,000
Deposit (25% — 75% LTV)	£23,750
SDLT (additional property, 5% surcharge)	£4,750
Legal fees (est.)	£1,500
Survey (est.)	£500
Arrangement fee (est.)	£999
Total cash required	£31,499

Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.

🔄 BRR Refinance Stress Test

✓ Passes stress test Rent covers 3.0x monthly interest — lender likely to approve.

Purchase price	£95,000	Loan (75% LTV)	£71,250
Rate (IO)	5.5% p.a.	Monthly interest	£327
Rent needed (1.5×)	£490/mo	Estimated rent	£992/mo
Stress ratio	3.04× (need ≥ 1.5×) +£502 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.

BRRR Strategy

? Score Photos

Est. reno cost	Unknown — score listing
Cash left in deal	Unknown

R2SA / SA Strategy

✓ Viable

SA gross/mo	£1,284
SA net/mo	£980
BTL est./mo	£992
SA vs BTL uplift	+£292/mo

Hold Period	Est. Sale Price	Capital Gain	Net Proceeds	Total Return
3 years	£102,305	+£7,305	£26,987	+£3,237 (3.4%)
5 years	£107,484	+£12,484	£30,845	+£7,095 (7.5%)
7 years	£112,925	+£17,925	£34,899	+£11,149 (11.7%)

Break-even Horizon

57 months

Medium-term (3–5 years)

Flip Viability

Viable

Comp median: £345,000 — margin: +£250,000

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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Location

Comparable Sales in NE6 5

Address	Type	Beds	Price	£/sqft	Date	Distance
52, SEFTON AVENUE, NE6 5QR	Terraced	4	£405,000	£253	13/03/26	1.46 mi
115, SPENCER STREET, NE6 5DA	Terraced	2	£140,000	£183	20/02/26	1.14 mi
76A, ROTHBURY TERRACE, NE6 5XJ	Terraced	2	£164,000	£200	19/02/26	1.18 mi
30, ARMSTRONG AVENUE, NE6 5RD	Terraced	5	£414,500	£202	09/02/26	1.57 mi
10, FALMOUTH ROAD, NE6 5NS	Terraced	3	£310,000	£300	06/02/26	0.90 mi
23, BALMORAL TERRACE, NE6 5YA	Terraced	4	£345,000	£269	06/02/26	1.05 mi
13, MELDON TERRACE, NE6 5XP	Terraced	4	£418,000	£277	06/02/26	1.15 mi
19, HEATON GROVE, NE6 5NN	Terraced	4	£405,000	£273	06/02/26	0.87 mi
6, RAVENSWOOD ROAD, NE6 5TU	Terraced	3	£325,000	£328	23/01/26	1.54 mi
30, FIRST AVENUE, NE6 5YE	Terraced	4	£332,500	£218	22/01/26	0.92 mi

■ Above subject ■ Below subject

Based on 10 comparable sales — Full Range (grey) · Typical IQR (blue) · Fair Value CI (light blue) · | Median · | Mean · Asking (▲)

ⓘ Bedroom counts are not available from Land Registry records. Comparables are matched by postcode sector and property type only.

📈 Rental Yield & ROI Forecast

Compound-growth projection: 2.5% annual rent growth + 3% capital growth. IO mortgage throughout. For illustration only.

10-Year Projection

Break-even: Year 1 5yr IRR: 15.5%

Year	Est. Rent/yr	Est. Value	Net Income/yr	Cum. Cashflow	Total Return	ROI on Cash Invested
Yr 1	£11,904	£97,850	£8,126	£4,563	£7,413	22.7%
Yr 3	£12,506	£103,809	£8,559	£14,337	£23,146	71.0%
Yr 5	£13,139	£110,131	£9,015	£25,012	£40,143	123.1%
Yr 10	£14,866	£127,672	£10,258	£55,944	£88,616	271.8%
Yr 15	£16,819	£148,007	£11,665	£93,573	£146,580	449.6%
Yr 20	£19,030	£171,581	£13,256	£138,781	£215,362	660.6%
Yr 25	£21,530	£198,909	£15,057	£192,562	£296,471	909.4%
Yr 30	£24,359	£230,590	£17,094	£256,044	£391,634	1201.3%

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?

IMD (Overall)

                9/10
            

Low deprivation

Crime

                4/10
            

Mid deprivation

Income

                10/10
            

Low deprivation

Employment

                10/10
            

Low deprivation

Education

                10/10
            

Low deprivation

Housing Barriers

                10/10
            

Low deprivation

Rural/Urban

Mixed

📊 Investment Skill Analysis

Net Yield

8.6%

Gross:12.5%

Mortgage

PASS

75% LTV · 5.0% rate

Survey Risk

Low Risk

Score: 2/10

SDLT (Additional)

£4,750

5.0% effective rate · Company: £4,750

Void Risk

Medium

~5 weeks/year

Statistical CI (65%)

£294,679 –£357,121

vs Comparable Mean:-70.8%· n=10

Best Strategy

Serviced Accommodation

£684/mo

📊 NE6 market data →

SPV Tax Saving

£1,956/yr

Breakeven: — years

5-Year IRR

15.5%

IRR — Excellent

Scenario Analysis

Scenario	Monthly Rent	Gross Yield	Net Yield	Cashflow/mo	IRR 5yr
Bear	£843	10.7%	6.5%	£125	2.9%
Conservative	£923	11.7%	7.7%	£282	11.7%
Base	£992	12.5%	8.6%	£380	15.5%
Optimistic	£1,071	13.5%	9.5%	£489	20.0%
Bull	£1,171	14.8%	10.8%	£615	25.7%

⚠ Condition Flags

Extended Market Time (MODERATE)

Level 2 HomeBuyer Report (RICS) — standard for well-maintained modern properties

Detailed Analysis

💸 Yield & Returns

Gross Yield	●12.53%
Net Yield	●8.55%
Net Annual Income	£8,126
Deductions: void 8% (−£952) · mgmt 10% (−£1,190) · maint 10% (−£1,190) · fixed costs ins.+gas+EPC (−£445)
Monthly IO Mortgage	£296
Monthly Cashflow (IO)	●£381
Cash-on-Cash Return	●14.0%
5-Year IRR	●15.5%

● Above benchmark ● Near benchmark ● Below benchmark

💰 Tax Analysis

SDLT (Additional Property)	£4,750
SDLT Effective Rate	5.0%
SDLT (Company)	£4,750
Section 24 Extra Tax/yr (higher rate)	£713
SPV Annual Saving	£1,956
SPV Breakeven	— yrs
CGT Projected Sale (5yr)	£110,131
Less: Purchase Price	−£95,000
Less: Buying Costs (SDLT + legal)	−£7,350
Less: Selling Costs (est. 2.5%)	−£2,753
= CGT Net Gain (5yr)	£5,028
CGT at 24%	£487

📈 Scenario Analysis

Scenario	Monthly Rent	Gross Yield	Net Yield	Cashflow/mo	IRR 5yr
Bear	£843	10.7%	6.5%	£125	2.9%
Conservative	£923	11.7%	7.7%	£282	11.7%
Base	£992	12.5%	8.6%	£380	15.5%
Optimistic	£1,071	13.5%	9.5%	£489	20.0%
Bull	£1,171	14.8%	10.8%	£615	25.7%

📊 Analysis Report (PDF) 📊 Download CSV

PropertyAlert.uk is not affiliated with any property portal. Analysis is based on publicly available Land Registry data and EPC certificates. This report is for informational purposes only and does not constitute financial advice. Analyse another property →

Harbottle Court, Byker