Uplands, Werrington, Peterborough, PE4
Detached · 4 bed
Supports major UK property portals
Suggested Offer Range
Already 30.7% below the comparable sales mean — limited negotiation margin. Strong value at current asking price.
Property Details
- Asking Price
- £325,000
- Property Type
- Detached
- Bedrooms
- 4
- Bathrooms
- N/A
- Floor Area
- 1152 sqft
- Article 4 Area
- ✓ No restriction — SA permitted under PD rights
This listing is priced below the postcode sector benchmark.
Motivated Seller Analysis
Standard — 1/10Matched signals:
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £1,014 |
| ICR (actual) | 1.48x |
| Feasibility | MARGINAL |
| Notes: Rental coverage 106% — below standard 145% threshold, may need larger deposit | |
| 💲 Total Cash Required | |
| Purchase Price | £325,000 |
| Deposit (25% — 75% LTV) | £81,250 |
| SDLT (additional property, 5% surcharge) | £22,500 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £106,749 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £325,000 | Loan (75% LTV) | £243,750 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £1,117 |
| Rent needed (1.5×) | £1,676/mo | Estimated rent | £1,504/mo |
| Stress ratio | 1.35× (need ≥ 1.5×) £172 shortfall | ||
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 | £2,410 |
| SA net/mo | £1,971 |
| BTL est./mo | £1,503 |
| SA vs BTL uplift | +£907/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £349,989 | +£24,989 | £94,212 | +£12,962 (4.0%) |
| 5 years | £367,708 | +£42,708 | £107,412 | +£26,162 (8.0%) |
| 7 years | £386,323 | +£61,323 | £121,281 | +£40,031 (12.3%) |
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 PE4 6
🔍 Filtered to 4-bedroom comparable sales only.
| Address | Type | Beds | Price | £/sqft | Date | Distance |
|---|---|---|---|---|---|---|
| 20, HALL LANE, PE4 6RA | Detached | 4 | £595,000 | £359 | 12/02/26 | 0.51 mi |
| 436, FULBRIDGE ROAD, PE4 6SD | Detached | 4 | £445,000 | £318 | 30/01/26 | 0.88 mi |
| 436, FULBRIDGE ROAD, PE4 6SD | Detached | 4 | £445,000 | £318 | 30/01/26 | 0.88 mi |
| 475, FULBRIDGE ROAD, PE4 6SD | Detached | 4 | £455,000 | £286 | 19/12/25 | 0.88 mi |
| 475, FULBRIDGE ROAD, PE4 6SD | Detached | 4 | £455,000 | £286 | 19/12/25 | 0.88 mi |
| 2, PRIORS GATE, PE4 6LZ | Detached | 4 | £417,500 | £318 | 08/12/25 | 0.68 mi |
■ Above subject ■ Below subject
Based on 6 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.
| Year | Est. Rent/yr | Est. Value | Net Income/yr | Cum. Cashflow | Total Return | ROI on Cash Invested |
|---|---|---|---|---|---|---|
| Yr 1 | £18,038 | £334,750 | £12,542 | £354 | £10,104 | 9.4% |
| Yr 3 | £18,951 | £355,136 | £13,199 | £2,046 | £32,182 | 29.8% |
| Yr 5 | £19,910 | £376,764 | £13,890 | £5,101 | £56,866 | 52.7% |
| Yr 10 | £22,526 | £436,773 | £15,774 | £19,173 | £130,946 | 121.4% |
| Yr 15 | £25,487 | £506,339 | £17,905 | £43,394 | £224,734 | 208.4% |
| Yr 20 | £28,836 | £586,986 | £20,317 | £79,098 | £341,085 | 316.3% |
| Yr 25 | £32,625 | £680,478 | £23,045 | £127,794 | £483,272 | 448.1% |
| Yr 30 | £36,912 | £788,860 | £26,132 | £191,189 | £655,050 | 607.4% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
Planning Applications Nearby (within 0.5 miles)
🌎 Area Profile — PE4 6 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,278 | 4.7% | 2.9% | £-526 | -13.3% |
| Conservative | £1,399 | 5.2% | 3.5% | £-175 | -2.1% |
| Base | £1,504 | 5.6% | 3.9% | £30 | 2.7% |
| Optimistic | £1,624 | 6.0% | 4.3% | £251 | 8.1% |
| Bull | £1,775 | 6.6% | 4.8% | £499 | 15.0% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●5.55% |
| Net Yield | ●3.86% |
| Net Annual Income | £12,550 |
| Deductions: void 8% (−£1,443) · mgmt 10% (−£1,804) · maint 10% (−£1,804) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £1,014 |
| Monthly Cashflow (IO) | ●£32 |
| Cash-on-Cash Return | ●0.34% |
| 5-Year IRR | ●2.7% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £22,500 |
| SDLT Effective Rate | 6.92% |
| SDLT (Company) | £22,500 |
| Section 24 Extra Tax/yr (higher rate) | £2,438 |
| SPV Annual Saving | £3,247 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £376,764 |
| Less: Purchase Price | −£325,000 |
| Less: Buying Costs (SDLT + legal) | −£25,100 |
| Less: Selling Costs (est. 2.5%) | −£9,419 |
| = CGT Net Gain (5yr) | £17,245 |
| CGT at 24% | £3,419 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,278 | 4.7% | 2.9% | £-526 | -13.3% |
| Conservative | £1,399 | 5.2% | 3.5% | £-175 | -2.1% |
| Base | £1,504 | 5.6% | 3.9% | £30 | 2.7% |
| Optimistic | £1,624 | 6.0% | 4.3% | £251 | 8.1% |
| Bull | £1,775 | 6.6% | 4.8% | £499 | 15.0% |