Park Road, The Cedars Park Road, NE4
Penthouse · 2 bed
Supports major UK property portals
Suggested Offer Range
Already 34.3% below the comparable sales mean — limited negotiation margin. Strong value at current asking price.
Property Details
- Asking Price
- £110,000
- Property Type
- Penthouse
- Bedrooms
- 2
- Bathrooms
- N/A
- Est. Floor Area
- 1033 sqft (est.)
- 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: 77 days on marketBelow market value
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £343 |
| ICR (actual) | 2.89x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £110,000 |
| Deposit (25% — 75% LTV) | £27,500 |
| SDLT (additional property, 5% surcharge) | £5,500 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £35,999 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £110,000 | Loan (75% LTV) | £82,500 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £378 |
| Rent needed (1.5×) | £567/mo | Estimated rent | £992/mo |
| Stress ratio | 2.62× (need ≥ 1.5×) +£425 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 | £1,025 |
| SA net/mo | £752 |
| BTL est./mo | £992 |
| SA vs BTL uplift | +£33/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £118,458 | +£8,458 | £31,371 | +£3,871 (3.5%) |
| 5 years | £124,455 | +£14,455 | £35,839 | +£8,339 (7.6%) |
| 7 years | £130,755 | +£20,755 | £40,533 | +£13,033 (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 | £11,902 | £113,300 | £8,124 | £3,999 | £7,299 | 19.7% |
| Yr 3 | £12,505 | £120,200 | £8,558 | £12,646 | £22,846 | 61.6% |
| Yr 5 | £13,138 | £127,520 | £9,014 | £22,194 | £39,714 | 107.0% |
| Yr 10 | £14,864 | £147,831 | £10,257 | £50,307 | £88,138 | 237.6% |
| Yr 15 | £16,817 | £171,376 | £11,663 | £85,117 | £146,493 | 394.9% |
| Yr 20 | £19,027 | £198,672 | £13,255 | £127,503 | £216,176 | 582.7% |
| Yr 25 | £21,527 | £230,316 | £15,055 | £178,463 | £298,778 | 805.3% |
| Yr 30 | £24,356 | £266,999 | £17,092 | £239,122 | £396,120 | 1067.7% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
🌎 Area Profile — NE4 9 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £843 | 9.2% | 5.6% | £64 | -0.8% |
| Conservative | £923 | 10.1% | 6.6% | £231 | 8.6% |
| Base | £992 | 10.8% | 7.4% | £333 | 12.6% |
| Optimistic | £1,071 | 11.7% | 8.2% | £446 | 17.3% |
| Bull | £1,171 | 12.8% | 9.3% | £578 | 23.3% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●10.82% |
| Net Yield | ●7.39% |
| 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 | £343 |
| Monthly Cashflow (IO) | ●£334 |
| Cash-on-Cash Return | ●10.78% |
| 5-Year IRR | ●12.6% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £5,500 |
| SDLT Effective Rate | 5.0% |
| SDLT (Company) | £5,500 |
| Section 24 Extra Tax/yr (higher rate) | £825 |
| SPV Annual Saving | £1,984 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £127,520 |
| Less: Purchase Price | −£110,000 |
| Less: Buying Costs (SDLT + legal) | −£8,100 |
| Less: Selling Costs (est. 2.5%) | −£3,188 |
| = CGT Net Gain (5yr) | £6,232 |
| CGT at 24% | £776 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £843 | 9.2% | 5.6% | £64 | -0.8% |
| Conservative | £923 | 10.1% | 6.6% | £231 | 8.6% |
| Base | £992 | 10.8% | 7.4% | £333 | 12.6% |
| Optimistic | £1,071 | 11.7% | 8.2% | £446 | 17.3% |
| Bull | £1,171 | 12.8% | 9.3% | £578 | 23.3% |