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Norwich Road, Wisbech

Rightmove Sector: PE13 3

                    £90,000
                

asking price

vs Benchmark

-46%

below Sector Median

Est. £/sqft

£99

benchmark £182/sqft

Investment Score

9.5/10

strong opportunity

Days on Market

days listed

Suggested Offer Range

Low offer

£85,500

£4,500 below asking

Target offer

£87,300

£2,700 below asking

High offer

£90,000

At asking price

Already 45.2% 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: £90,000
Property Type: Semi-Detached
Bedrooms: 1
Bathrooms: N/A
Est. Floor Area: 908 sqft (est.)
Article 4 Area: ✓ No restriction — SA permitted under PD rights

-46.3% vs Sector Median (n=103 sales)

This listing is priced below the postcode sector benchmark.

Motivated Seller Analysis

Standard — 3/10

Behavioural signals: Below market value

Matched signals:

investment property

💸 Mortgage & Financing

Recommended LTV	75.0%
Indicative Rate	4.99%
Monthly IO Payment	£281
ICR (actual)	2.19x
Feasibility	PASS
💲 Total Cash Required
Purchase Price	£90,000
Deposit (25% — 75% LTV)	£22,500
SDLT (additional property, 5% surcharge)	£4,500
Legal fees (est.)	£1,500
Survey (est.)	£500
Arrangement fee (est.)	£999
Total cash required	£29,999

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 2.0x monthly interest — lender likely to approve.

Purchase price	£90,000	Loan (75% LTV)	£67,500
Rate (IO)	5.5% p.a.	Monthly interest	£309
Rent needed (1.5×)	£464/mo	Estimated rent	£616/mo
Stress ratio	1.99× (need ≥ 1.5×) +£152 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	£1,554
SA net/mo	£1,218
BTL est./mo	£616
SA vs BTL uplift	+£938/mo

Hold Period	Est. Sale Price	Capital Gain	Net Proceeds	Total Return
3 years	£96,920	+£6,920	£25,526	+£3,026 (3.4%)
5 years	£101,827	+£11,827	£29,181	+£6,681 (7.4%)
7 years	£106,982	+£16,982	£33,021	+£10,521 (11.7%)

Break-even Horizon

59 months

Medium-term (3–5 years)

Flip Viability

Viable

Comp median: £176,000 — margin: +£86,000

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 PE13 3

Address	Type	Beds	Price	£/sqft	Date	Distance
16, OGDEN GARDENS, PE13 3FE	Semi	3	£197,500	£199	06/03/26	0.56 mi
53, WISTARIA ROAD, PE13 3RH	Semi	2	£75,000	£102	27/02/26	1.02 mi
167, LYNN ROAD, PE13 3DH	Semi	3	£217,500	£198	19/02/26	0.54 mi
72, CHASE STREET, PE13 3AU	Semi	3	£80,000	£81	11/02/26	0.56 mi
31, PRINS AVENUE, PE13 3HU	Semi	2	£165,000	£255	03/02/26	0.79 mi
1, OLLARD AVENUE, PE13 3EY	Semi	3	£176,000	£167	23/01/26	0.95 mi
10, OAKROYD CRESCENT, PE13 3AR	Semi	3	£167,500	£157	19/12/25	0.56 mi
19, WINDSOR DRIVE, PE13 3HJ	Semi	2	£177,500	£236	18/12/25	1.12 mi
111, OSBORNE ROAD, PE13 3JW	Semi	2	£135,000	£182	12/12/25	0.96 mi
12, SANDRINGHAM AVENUE, PE13 3ED	Semi	4	£251,000	£194	11/12/25	0.60 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: 6.5%

Year	Est. Rent/yr	Est. Value	Net Income/yr	Cum. Cashflow	Total Return	ROI on Cash Invested
Yr 1	£7,389	£92,700	£4,875	£1,500	£4,200	13.5%
Yr 3	£7,763	£98,345	£5,144	£4,903	£13,248	42.6%
Yr 5	£8,156	£104,335	£5,427	£8,864	£23,199	74.6%
Yr 10	£9,228	£120,952	£6,199	£21,403	£52,355	168.3%
Yr 15	£10,440	£140,217	£7,072	£38,099	£88,316	284.0%
Yr 20	£11,812	£162,550	£8,060	£59,500	£132,050	424.6%
Yr 25	£13,365	£188,440	£9,178	£86,222	£184,662	593.8%
Yr 30	£15,121	£218,454	£10,442	£118,966	£247,420	795.6%

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

🌎 Area Profile — PE13 3 ⓘ What are deciles?

IMD (Overall)

                2/10
            

High deprivation

Crime

                2/10
            

High deprivation

Income

                3/10
            

High deprivation

Employment

                3/10
            

High deprivation

Education

                1/10
            

High deprivation

Housing Barriers

                6/10
            

Mid deprivation

Rural/Urban

Mixed

📊 Investment Skill Analysis

Net Yield

5.4%

Gross:8.2%

Mortgage

PASS

75% LTV · 5.0% rate

Survey Risk

Low Risk

Score: 1/10

SDLT (Additional)

£4,500

5.0% effective rate · Company: £4,500

Void Risk

Medium

~5 weeks/year

Statistical CI (65%)

£146,903 –£181,497

vs Comparable Mean:-45.2%· n=10

Best Strategy

Serviced Accommodation

£937/mo

📊 PE13 market data →

SPV Tax Saving

£1,314/yr

Breakeven: — years

5-Year IRR

6.5%

IRR — Moderate

Scenario Analysis

Scenario	Monthly Rent	Gross Yield	Net Yield	Cashflow/mo	IRR 5yr
Bear	£524	7.0%	4.0%	£-62	-8.3%
Conservative	£573	7.6%	4.9%	£55	2.1%
Base	£616	8.2%	5.4%	£125	6.5%
Optimistic	£665	8.9%	6.1%	£202	11.5%
Bull	£727	9.7%	6.9%	£290	17.9%

Detailed Analysis

💸 Yield & Returns

Gross Yield	●8.21%
Net Yield	●5.42%
Net Annual Income	£4,877
Deductions: void 8% (−£591) · mgmt 10% (−£739) · maint 10% (−£739) · fixed costs ins.+gas+EPC (−£445)
Monthly IO Mortgage	£281
Monthly Cashflow (IO)	●£125
Cash-on-Cash Return	●4.83%
5-Year IRR	●6.5%

● Above benchmark ● Near benchmark ● Below benchmark

💰 Tax Analysis

SDLT (Additional Property)	£4,500
SDLT Effective Rate	5.0%
SDLT (Company)	£4,500
Section 24 Extra Tax/yr (higher rate)	£675
SPV Annual Saving	£1,314
SPV Breakeven	— yrs
CGT Projected Sale (5yr)	£104,335
Less: Purchase Price	−£90,000
Less: Buying Costs (SDLT + legal)	−£7,100
Less: Selling Costs (est. 2.5%)	−£2,608
= CGT Net Gain (5yr)	£4,627
CGT at 24%	£390

📈 Scenario Analysis

Scenario	Monthly Rent	Gross Yield	Net Yield	Cashflow/mo	IRR 5yr
Bear	£524	7.0%	4.0%	£-62	-8.3%
Conservative	£573	7.6%	4.9%	£55	2.1%
Base	£616	8.2%	5.4%	£125	6.5%
Optimistic	£665	8.9%	6.1%	£202	11.5%
Bull	£727	9.7%	6.9%	£290	17.9%

📊 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 →

Norwich Road, Wisbech