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Edward Street, Hobson, NE16

Rightmove Sector: NE16 6

                    £99,950
                

asking price

vs Benchmark

-27%

below Sector Median

Est. £/sqft

£125

benchmark £160/sqft

Investment Score

8/10

strong opportunity

Days on Market

days listed

Suggested Offer Range

Low offer

£94,952

£4,998 below asking

Target offer

£96,952

£2,998 below asking

High offer

£99,950

At asking price

Already 33.6% 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: £99,950
Property Type: Terraced
Bedrooms: 2
Bathrooms: N/A
Floor Area: 733 sqft
Article 4 Area: ✓ No restriction — SA permitted under PD rights

-27.4% vs Sector Median (n=52 sales)

This listing is priced below the postcode sector benchmark.

Motivated Seller Analysis

Watch — 5/10

Behavioural signals: Below market value

Matched signals:

no chain

💸 Mortgage & Financing

Recommended LTV	75.0%
Indicative Rate	4.99%
Monthly IO Payment	£312
ICR (actual)	2.27x
Feasibility	PASS
💲 Total Cash Required
Purchase Price	£99,950
Deposit (25% — 75% LTV)	£24,987
SDLT (additional property, 5% surcharge)	£4,998
Legal fees (est.)	£1,500
Survey (est.)	£500
Arrangement fee (est.)	£999
Total cash required	£32,984

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 2.0x monthly interest — lender likely to approve.

Purchase price	£99,950	Loan (75% LTV)	£74,962
Rate (IO)	5.5% p.a.	Monthly interest	£344
Rent needed (1.5×)	£515/mo	Estimated rent	£706/mo
Stress ratio	2.05× (need ≥ 1.5×) +£191 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	£1,025
SA net/mo	£752
BTL est./mo	£706
SA vs BTL uplift	+£319/mo

Hold Period	Est. Sale Price	Capital Gain	Net Proceeds	Total Return
3 years	£107,635	+£7,685	£28,434	+£3,446 (3.4%)
5 years	£113,084	+£13,134	£32,493	+£7,506 (7.5%)
7 years	£118,809	+£18,859	£36,758	+£11,771 (11.8%)

Break-even Horizon

56 months

Medium-term (3–5 years)

Flip Viability

Viable

Comp median: £150,000 — margin: +£50,050

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 NE16 6

Address	Type	Beds	Price	£/sqft	Date	Distance
14, PARK VIEW, NE16 6QE	Terraced	2	£124,000	£177	12/03/26	0.87 mi
6, WILLOW VIEW, NE16 6QB	Terraced	3	£117,500	£110	20/02/26	0.88 mi
6, ROWAN COURT, NE16 6PJ	Terraced	2	£150,000	£210	06/02/26	0.83 mi
80, LILAC CRESCENT, NE16 6QF	Terraced	2	£159,500	£200	19/01/26	0.78 mi
14, FRONT STREET, NE16 6PU	Terraced	3	£190,000	£175	09/01/26	0.90 mi
29, SHEEPHILL, NE16 6NB	Terraced	3	£192,000	£186	09/01/26	1.01 mi
2, CRICKET TERRACE, NE16 6QL	Terraced	3	£141,000	£142	19/12/25	0.81 mi
8, ROWAN COURT, NE16 6PJ	Terraced	2	£134,000	£178	12/12/25	0.83 mi
21, SHEEPHILL, NE16 6NB	Terraced	2	£190,000	£218	05/12/25	1.01 mi
30, THORNHILL GARDENS, NE16 6JP	Terraced	2	£106,500	£150	04/12/25	0.63 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: 7.5%

Year	Est. Rent/yr	Est. Value	Net Income/yr	Cum. Cashflow	Total Return	ROI on Cash Invested
Yr 1	£8,476	£102,948	£5,658	£1,909	£4,908	14.4%
Yr 3	£8,905	£109,218	£5,966	£6,190	£15,458	45.4%
Yr 5	£9,356	£115,869	£6,291	£11,111	£27,031	79.3%
Yr 10	£10,585	£134,324	£7,176	£26,438	£60,812	178.4%
Yr 15	£11,976	£155,719	£8,178	£46,534	£102,302	300.1%
Yr 20	£13,550	£180,521	£9,311	£72,025	£152,596	447.7%
Yr 25	£15,330	£209,273	£10,593	£103,621	£212,944	624.7%
Yr 30	£17,345	£242,605	£12,043	£142,125	£284,779	835.5%

ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.

🌎 Area Profile — NE16 6 ⓘ What are deciles?

IMD (Overall)

                8/10
            

Low deprivation

Crime

                10/10
            

Low deprivation

Income

                8/10
            

Low deprivation

Employment

                8/10
            

Low deprivation

Education

                9/10
            

Low deprivation

Housing Barriers

                5/10
            

Mid deprivation

Rural/Urban

Mixed

📊 Investment Skill Analysis

Net Yield

5.7%

Gross:8.5%

Mortgage

PASS

75% LTV · 5.0% rate

Survey Risk

Low Risk

Score: 2/10

SDLT (Additional)

£4,998

5.0% effective rate · Company: £4,998

Void Risk

Medium

~5 weeks/year

Statistical CI (65%)

£140,585 –£160,315

vs Comparable Mean:-33.6%· n=10

Best Strategy

Serviced Accommodation

£440/mo

📊 NE16 market data →

SPV Tax Saving

£1,484/yr

Breakeven: — years

5-Year IRR

7.5%

IRR — Moderate

Scenario Analysis

Scenario	Monthly Rent	Gross Yield	Net Yield	Cashflow/mo	IRR 5yr
Bear	£600	7.2%	4.2%	£-53	-7.2%
Conservative	£657	7.9%	5.1%	£79	3.1%
Base	£706	8.5%	5.7%	£159	7.5%
Optimistic	£762	9.2%	6.3%	£246	12.5%
Bull	£833	10.0%	7.2%	£346	18.8%

⚠ Condition Flags

Plumbing (MODERATE)

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

Detailed Analysis

💸 Yield & Returns

Gross Yield	●8.48%
Net Yield	●5.66%
Net Annual Income	£5,655
Deductions: void 8% (−£678) · mgmt 10% (−£848) · maint 10% (−£848) · fixed costs ins.+gas+EPC (−£445)
Monthly IO Mortgage	£312
Monthly Cashflow (IO)	●£159
Cash-on-Cash Return	●5.59%
5-Year IRR	●7.5%

● Above benchmark ● Near benchmark ● Below benchmark

💰 Tax Analysis

SDLT (Additional Property)	£4,998
SDLT Effective Rate	5.0%
SDLT (Company)	£4,998
Section 24 Extra Tax/yr (higher rate)	£750
SPV Annual Saving	£1,484
SPV Breakeven	— yrs
CGT Projected Sale (5yr)	£115,869
Less: Purchase Price	−£99,950
Less: Buying Costs (SDLT + legal)	−£7,598
Less: Selling Costs (est. 2.5%)	−£2,897
= CGT Net Gain (5yr)	£5,424
CGT at 24%	£582

📈 Scenario Analysis

Scenario	Monthly Rent	Gross Yield	Net Yield	Cashflow/mo	IRR 5yr
Bear	£600	7.2%	4.2%	£-53	-7.2%
Conservative	£657	7.9%	5.1%	£79	3.1%
Base	£706	8.5%	5.7%	£159	7.5%
Optimistic	£762	9.2%	6.3%	£246	12.5%
Bull	£833	10.0%	7.2%	£346	18.8%

📊 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 →

Edward Street, Hobson, NE16