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Simpson Close, Boldon Colliery

Rightmove Sector: NE35 9

                    £95,000
                

asking price

vs Benchmark

-25%

below Sector Median

Est. £/sqft

£103

benchmark £151/sqft

Investment Score

9.5/10

strong opportunity

Days on Market

100

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 20.5% 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: 920 sqft (est.)
Article 4 Area: ✓ No restriction — SA permitted under PD rights

-24.9% vs Sector Median (n=58 sales)

This listing is priced below the postcode sector benchmark.

Motivated Seller Analysis

Watch — 4/10

Behavioural signals: 100 days on marketBelow market value

💸 Mortgage & Financing

Recommended LTV	75.0%
Indicative Rate	4.99%
Monthly IO Payment	£296
ICR (actual)	2.11x
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 1.9x 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	£625/mo
Stress ratio	1.91× (need ≥ 1.5×) +£135 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	£625
SA vs BTL uplift	+£400/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: £120,000 — margin: +£25,000

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 NE35 9

Address	Type	Beds	Price	£/sqft	Date	Distance
24, DONKINS STREET, NE35 9HY	Terraced	2	£107,000	£129	12/03/26	0.10 mi
16, NORTH ROAD, NE35 9AR	Terraced	3	£140,000	£135	13/02/26	0.24 mi
23, GLADSTONE TERRACE, NE35 9HL	Terraced	3	£155,000	£141	06/02/26	0.38 mi
12, DONKINS STREET, NE35 9HY	Terraced	3	£150,500	£157	06/02/26	0.10 mi
121, CHARLES STREET, NE35 9BH	Terraced	3	£70,000	£67	03/02/26	0.37 mi
2, WELLS STREET, NE35 9AE	Terraced	3	£110,000	£109	02/02/26	0.17 mi
19, STORE BUILDINGS, NE35 9AQ	Terraced	2	£120,000	£183	29/01/26	< 0.1 mi
92B, HEDWORTH LANE, NE35 9HZ	Terraced	2	£130,000	£189	05/12/25	0.18 mi
4, NEW ROAD, NE35 9DE	Terraced	3	£115,000	£127	28/11/25	0.28 mi
15, DONKINS STREET, NE35 9HY	Terraced	2	£98,000	£136	21/11/25	0.10 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: 6.1%

Year	Est. Rent/yr	Est. Value	Net Income/yr	Cum. Cashflow	Total Return	ROI on Cash Invested
Yr 1	£7,496	£97,850	£4,952	£1,389	£4,239	13.0%
Yr 3	£7,875	£103,809	£5,225	£4,576	£13,385	41.1%
Yr 5	£8,274	£110,131	£5,512	£8,330	£23,461	72.0%
Yr 10	£9,361	£127,672	£6,295	£20,387	£53,059	162.8%
Yr 15	£10,591	£148,007	£7,180	£36,662	£89,669	275.1%
Yr 20	£11,983	£171,581	£8,183	£57,708	£134,289	411.9%
Yr 25	£13,557	£198,909	£9,316	£84,154	£188,063	576.9%
Yr 30	£15,339	£230,590	£10,599	£116,707	£252,297	773.9%

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

🌎 Area Profile — NE35 9 ⓘ What are deciles?

IMD (Overall)

                1/10
            

High deprivation

Crime

                1/10
            

High deprivation

Income

                2/10
            

High deprivation

Employment

                1/10
            

High deprivation

Education

                3/10
            

High deprivation

Housing Barriers

                9/10
            

Low deprivation

Rural/Urban

Mixed

📊 Investment Skill Analysis

Net Yield

5.2%

Gross:7.9%

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%)

£111,547 –£127,553

vs Comparable Mean:-20.5%· n=10

Best Strategy

Serviced Accommodation

£456/mo

📊 NE35 market data →

SPV Tax Saving

£1,340/yr

Breakeven: — years

5-Year IRR

6.1%

IRR — Moderate

Scenario Analysis

Scenario	Monthly Rent	Gross Yield	Net Yield	Cashflow/mo	IRR 5yr
Bear	£531	6.7%	3.9%	£-78	-8.9%
Conservative	£581	7.3%	4.7%	£43	1.7%
Base	£625	7.9%	5.2%	£116	6.1%
Optimistic	£675	8.5%	5.8%	£195	11.2%
Bull	£738	9.3%	6.6%	£286	17.6%

⚠ Condition Flags

Extended Market Time (MODERATE)

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

Detailed Analysis

💸 Yield & Returns

Gross Yield	●7.89%
Net Yield	●5.22%
Net Annual Income	£4,955
Deductions: void 8% (−£600) · mgmt 10% (−£750) · maint 10% (−£750) · fixed costs ins.+gas+EPC (−£445)
Monthly IO Mortgage	£296
Monthly Cashflow (IO)	●£117
Cash-on-Cash Return	●4.27%
5-Year IRR	●6.1%

● 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)	£712
SPV Annual Saving	£1,340
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	£531	6.7%	3.9%	£-78	-8.9%
Conservative	£581	7.3%	4.7%	£43	1.7%
Base	£625	7.9%	5.2%	£116	6.1%
Optimistic	£675	8.5%	5.8%	£195	11.2%
Bull	£738	9.3%	6.6%	£286	17.6%

📊 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 →

Simpson Close, Boldon Colliery