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Detached · 4 bed
Supports major UK property portals
Suggested Offer Range
Already 17% below the area median — limited negotiation margin. Strong value at current asking price.
🔨 Refurb Cost Estimate
AI condition score: 4/10 · East of England rates
| Room | Estimated Refurb Cost |
|---|---|
| Kitchen | £4,300 |
| Bathroom | £3,200 |
| Living Room | £1,850 |
| Hallway / Stairs | £750 |
| Master Bedroom | £1,050 |
| Bedroom 2 | £1,050 |
| Bedroom 3 | £1,050 |
| Bedroom 4 | £1,050 |
| Total Estimated Refurb | £13,799 |
⚠ Indicative estimates only. Based on photo condition score and regional benchmarks for a typical 2–3 bed property. Always obtain contractor quotes before committing to a refurb budget. Photo AI may over-flag minor cosmetic issues.
🔧 Local Trades
| Trade | Name | Phone | |
|---|---|---|---|
| builder | GMF Builders | Building and Landscape Maintenance Service ... | 07905 057145 | — |
| photographer | Peterborough wedding and family photographer | Boudoir ... | 04349397800 | — |
Property Details
- Asking Price
- £250,000
- Property Type
- Detached
- Bedrooms
- 4
- Bathrooms
- N/A
- Est. Floor Area
- 1,000–1,100 sqft (est.)
- Article 4 Area
- ✓ No restriction — SA permitted under PD rights
The price shown is the starting bid or guide price — not the asking price. The final purchase price is determined at auction and may be significantly higher. Always obtain the reserve price from the auctioneer before bidding.
- Buyer's premium: 3–6% incl. VAT on hammer price (typically ~£7,200 minimum) — due on exchange
- Arrange finance and instruct solicitor before auction day — exchange is immediate on fall of hammer
- Request legal pack from auctioneer; arrange survey before bidding
All yield, cashflow, SDLT, CGT and mortgage figures on this page are calculated on the estimated effective purchase cost — not the guide price shown above.
| Guide price | £250,000 |
| Estimated hammer (mid) | £300,000 (guide × 1.20 — typical range is +10–35%) |
| Buyer’s premium (4% + VAT = 4.8%) | £14,400 |
| Legal fees (est.) | £1,500 |
| Effective purchase cost | £315,900 (+26.4% vs guide) |
Guide prices can change before auction day. Always verify the reserve price and obtain legal pack before bidding.
📈 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 | £14,275 | £257,500 | £9,833 | £458 | £7,958 | 9.8% |
| Yr 3 | £14,998 | £273,182 | £10,353 | £2,151 | £25,333 | 31.0% |
| Yr 5 | £15,757 | £289,819 | £10,900 | £4,925 | £44,743 | 54.8% |
| Yr 10 | £17,828 | £335,979 | £12,391 | £16,948 | £102,927 | 126.1% |
| Yr 15 | £20,170 | £389,492 | £14,078 | £37,004 | £176,496 | 216.3% |
| Yr 20 | £22,821 | £451,528 | £15,986 | £66,148 | £267,676 | 328.0% |
| Yr 25 | £25,820 | £523,444 | £18,145 | £105,573 | £379,018 | 464.5% |
| Yr 30 | £29,212 | £606,816 | £20,588 | £156,632 | £513,448 | 629.2% |
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)
5 planning applications found within 0.5 miles — 🔒 sign in for references, descriptions and status
View all planning applications on your dashboard →
● Approved ● Pending ● Refused
🌎 Area Profile — East of England ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,278 | 4.9% | 3.0% | £-489 | -12.9% |
| Conservative | £1,399 | 5.3% | 3.6% | £-144 | -1.7% |
| Base | £1,504 | 5.7% | 4.0% | £59 | 3.1% |
| Optimistic | £1,624 | 6.2% | 4.4% | £276 | 8.5% |
| Bull | £1,775 | 6.7% | 5.0% | £522 | 15.3% |
⚠ Condition Flags
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●5.71% |
| Net Yield | ●3.97% |
| Net Annual Income | £12,550 |
| Deductions: void 8% (−£1,142) · mgmt 10% (−£1,428) · maint 10% (−£1,428) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £985 |
| Monthly Cashflow (IO) | ●£61 |
| Cash-on-Cash Return | ●0.67% |
| 5-Year IRR | ●3.1% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £21,590 |
| SDLT Effective Rate | 6.83% |
| SDLT (Company) | £21,590 |
| Section 24 Extra Tax/yr (higher rate) | £2,369 |
| SPV Annual Saving | £3,230 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £366,215 |
| Less: Purchase Price | −£315,900 |
| Less: Buying Costs (SDLT + legal) | −£24,190 |
| Less: Selling Costs (est. 2.5%) | −£9,155 |
| = CGT Net Gain (5yr) | £16,970 |
| CGT at 24% | £3,353 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,278 | 4.9% | 3.0% | £-489 | -12.9% |
| Conservative | £1,399 | 5.3% | 3.6% | £-144 | -1.7% |
| Base | £1,504 | 5.7% | 4.0% | £59 | 3.1% |
| Optimistic | £1,624 | 6.2% | 4.4% | £276 | 8.5% |
| Bull | £1,775 | 6.7% | 5.0% | £522 | 15.3% |
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