Heaton Place, Heaton, Newcastle Upon Tyne
Flat · 1 bed
Supports major UK property portals
Suggested Offer Range
Already 59.4% below the comparable sales mean — limited negotiation margin. Strong value at current asking price.
Property Details
- Asking Price
- £75,000
- Property Type
- Flat
- Bedrooms
- 1
- Bathrooms
- N/A
- Floor Area
- 474 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: 66 days on marketBelow market value
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £234 |
| ICR (actual) | 3.43x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £75,000 |
| Deposit (25% — 75% LTV) | £18,750 |
| SDLT (additional property, 5% surcharge) | £3,750 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £25,499 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £75,000 | Loan (75% LTV) | £56,250 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £258 |
| Rent needed (1.5×) | £387/mo | Estimated rent | £803/mo |
| Stress ratio | 3.11× (need ≥ 1.5×) +£416 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 | £1,214 |
| SA net/mo | £918 |
| BTL est./mo | £803 |
| SA vs BTL uplift | +£411/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £80,767 | +£5,767 | £21,141 | +£2,391 (3.2%) |
| 5 years | £84,856 | +£9,856 | £24,187 | +£5,437 (7.2%) |
| 7 years | £89,151 | +£14,151 | £27,388 | +£8,638 (11.5%) |
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 | £9,638 | £77,250 | £6,494 | £3,682 | £5,932 | 22.3% |
| Yr 3 | £10,125 | £81,955 | £6,845 | £11,569 | £18,524 | 69.6% |
| Yr 5 | £10,638 | £86,946 | £7,214 | £20,186 | £32,132 | 120.8% |
| Yr 10 | £12,036 | £100,794 | £8,221 | £45,165 | £70,959 | 266.8% |
| Yr 15 | £13,618 | £116,848 | £9,360 | £75,567 | £117,415 | 441.4% |
| Yr 20 | £15,407 | £135,458 | £10,648 | £112,104 | £172,563 | 648.7% |
| Yr 25 | £17,432 | £157,033 | £12,106 | £155,583 | £237,617 | 893.3% |
| Yr 30 | £19,722 | £182,045 | £13,755 | £206,916 | £313,961 | 1180.3% |
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?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £683 | 10.9% | 6.5% | £102 | 2.4% |
| Conservative | £747 | 11.9% | 7.8% | £228 | 11.1% |
| Base | £803 | 12.8% | 8.7% | £307 | 14.9% |
| Optimistic | £867 | 13.9% | 9.7% | £394 | 19.3% |
| Bull | £948 | 15.2% | 10.9% | £496 | 24.9% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●12.85% |
| Net Yield | ●8.66% |
| Net Annual Income | £6,493 |
| Deductions: void 8% (−£771) · mgmt 10% (−£964) · maint 10% (−£964) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £234 |
| Monthly Cashflow (IO) | ●£307 |
| Cash-on-Cash Return | ●13.84% |
| 5-Year IRR | ●14.9% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £3,750 |
| SDLT Effective Rate | 5.0% |
| SDLT (Company) | £3,750 |
| Section 24 Extra Tax/yr (higher rate) | £563 |
| SPV Annual Saving | £1,601 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £86,946 |
| Less: Purchase Price | −£75,000 |
| Less: Buying Costs (SDLT + legal) | −£6,350 |
| Less: Selling Costs (est. 2.5%) | −£2,174 |
| = CGT Net Gain (5yr) | £3,422 |
| CGT at 24% | £101 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £683 | 10.9% | 6.5% | £102 | 2.4% |
| Conservative | £747 | 11.9% | 7.8% | £228 | 11.1% |
| Base | £803 | 12.8% | 8.7% | £307 | 14.9% |
| Optimistic | £867 | 13.9% | 9.7% | £394 | 19.3% |
| Bull | £948 | 15.2% | 10.9% | £496 | 24.9% |