Harraby Gardens, Gateshead
Terraced · 3 bed
Supports major UK property portals
Suggested Offer Range
Already 37.7% below the comparable sales mean — limited negotiation margin. Strong value at current asking price. Note: listed as "Offers Over" — vendor expects full asking price or above.
Property Details
- Asking Price
- £115,000
- Property Type
- Terraced
- Bedrooms
- 3
- Bathrooms
- N/A
- Est. Floor Area
- 904 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 — 2/10Behavioural signals: Below market value
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £359 |
| ICR (actual) | 2.29x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £115,000 |
| Deposit (25% — 75% LTV) | £28,750 |
| SDLT (additional property, 5% surcharge) | £5,750 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £37,499 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £115,000 | Loan (75% LTV) | £86,250 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £395 |
| Rent needed (1.5×) | £593/mo | Estimated rent | £822/mo |
| Stress ratio | 2.08× (need ≥ 1.5×) +£229 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 | £2,047 |
| SA net/mo | £1,651 |
| BTL est./mo | £822 |
| SA vs BTL uplift | +£1,225/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £123,842 | +£8,842 | £32,833 | +£4,083 (3.6%) |
| 5 years | £130,112 | +£15,112 | £37,503 | +£8,753 (7.6%) |
| 7 years | £136,699 | +£21,699 | £42,411 | +£13,661 (11.9%) |
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 | £9,867 | £118,450 | £6,659 | £2,347 | £5,797 | 15.0% |
| Yr 3 | £10,367 | £125,664 | £7,019 | £7,577 | £18,241 | 47.3% |
| Yr 5 | £10,891 | £133,317 | £7,397 | £13,555 | £31,871 | 82.6% |
| Yr 10 | £12,323 | £154,550 | £8,427 | £32,017 | £71,567 | 185.4% |
| Yr 15 | £13,942 | £179,166 | £9,593 | £56,030 | £120,196 | 311.4% |
| Yr 20 | £15,774 | £207,703 | £10,912 | £86,325 | £179,028 | 463.8% |
| Yr 25 | £17,847 | £240,784 | £12,405 | £123,727 | £249,512 | 646.4% |
| Yr 30 | £20,192 | £279,135 | £14,093 | £169,170 | £333,306 | 863.5% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
🌎 Area Profile — NE9 6 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £699 | 7.3% | 4.4% | £-50 | -6.4% |
| Conservative | £764 | 8.0% | 5.2% | £103 | 3.8% |
| Base | £822 | 8.6% | 5.8% | £195 | 8.2% |
| Optimistic | £888 | 9.3% | 6.5% | £296 | 13.2% |
| Bull | £970 | 10.1% | 7.3% | £413 | 19.5% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●8.58% |
| Net Yield | ●5.79% |
| Net Annual Income | £6,657 |
| Deductions: void 8% (−£789) · mgmt 10% (−£987) · maint 10% (−£987) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £359 |
| Monthly Cashflow (IO) | ●£196 |
| Cash-on-Cash Return | ●6.07% |
| 5-Year IRR | ●8.2% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £5,750 |
| SDLT Effective Rate | 5.0% |
| SDLT (Company) | £5,750 |
| Section 24 Extra Tax/yr (higher rate) | £862 |
| SPV Annual Saving | £1,708 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £133,317 |
| Less: Purchase Price | −£115,000 |
| Less: Buying Costs (SDLT + legal) | −£8,350 |
| Less: Selling Costs (est. 2.5%) | −£3,333 |
| = CGT Net Gain (5yr) | £6,634 |
| CGT at 24% | £872 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £699 | 7.3% | 4.4% | £-50 | -6.4% |
| Conservative | £764 | 8.0% | 5.2% | £103 | 3.8% |
| Base | £822 | 8.6% | 5.8% | £195 | 8.2% |
| Optimistic | £888 | 9.3% | 6.5% | £296 | 13.2% |
| Bull | £970 | 10.1% | 7.3% | £413 | 19.5% |