Vaagso Close, Plymouth
Maisonette · 3 bed
Supports major UK property portals
Suggested Offer Range
Already 55.4% 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
- £100,000
- Property Type
- Maisonette
- Bedrooms
- 3
- Bathrooms
- N/A
- Floor Area
- 904 sqft
- 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: Below market value
Matched signals:
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £312 |
| ICR (actual) | 3.33x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £100,000 |
| Deposit (25% — 75% LTV) | £25,000 |
| SDLT (additional property, 5% surcharge) | £5,000 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £32,999 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £100,000 | Loan (75% LTV) | £75,000 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £344 |
| Rent needed (1.5×) | £516/mo | Estimated rent | £1,039/mo |
| Stress ratio | 3.02× (need ≥ 1.5×) +£523 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 | £1,848 |
| SA net/mo | £1,476 |
| BTL est./mo | £1,039 |
| SA vs BTL uplift | +£809/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £107,689 | +£7,689 | £28,448 | +£3,448 (3.4%) |
| 5 years | £113,141 | +£13,141 | £32,510 | +£7,510 (7.5%) |
| 7 years | £118,869 | +£18,869 | £36,777 | +£11,777 (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 | £12,470 | £103,000 | £8,533 | £4,783 | £7,783 | 22.8% |
| Yr 3 | £13,101 | £109,273 | £8,988 | £15,029 | £24,302 | 71.3% |
| Yr 5 | £13,765 | £115,927 | £9,465 | £26,218 | £42,146 | 123.6% |
| Yr 10 | £15,573 | £134,392 | £10,768 | £58,638 | £93,030 | 272.8% |
| Yr 15 | £17,620 | £155,797 | £12,241 | £98,075 | £153,872 | 451.2% |
| Yr 20 | £19,935 | £180,611 | £13,908 | £145,450 | £226,061 | 662.9% |
| Yr 25 | £22,555 | £209,378 | £15,794 | £201,807 | £311,185 | 912.6% |
| Yr 30 | £25,519 | £242,726 | £17,928 | £268,326 | £411,052 | 1205.4% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
🌎 Area Profile — PL1 3 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £883 | 10.6% | 6.4% | £131 | 3.0% |
| Conservative | £966 | 11.6% | 7.7% | £296 | 11.8% |
| Base | £1,039 | 12.5% | 8.5% | £398 | 15.6% |
| Optimistic | £1,122 | 13.5% | 9.5% | £512 | 20.1% |
| Bull | £1,226 | 14.7% | 10.7% | £645 | 25.8% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●12.47% |
| Net Yield | ●8.53% |
| Net Annual Income | £8,532 |
| Deductions: void 8% (−£998) · mgmt 10% (−£1,247) · maint 10% (−£1,247) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £312 |
| Monthly Cashflow (IO) | ●£399 |
| Cash-on-Cash Return | ●14.02% |
| 5-Year IRR | ●15.6% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £5,000 |
| SDLT Effective Rate | 5.0% |
| SDLT (Company) | £5,000 |
| Section 24 Extra Tax/yr (higher rate) | £750 |
| SPV Annual Saving | £2,044 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £115,927 |
| Less: Purchase Price | −£100,000 |
| Less: Buying Costs (SDLT + legal) | −£7,600 |
| Less: Selling Costs (est. 2.5%) | −£2,898 |
| = CGT Net Gain (5yr) | £5,429 |
| CGT at 24% | £583 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £883 | 10.6% | 6.4% | £131 | 3.0% |
| Conservative | £966 | 11.6% | 7.7% | £296 | 11.8% |
| Base | £1,039 | 12.5% | 8.5% | £398 | 15.6% |
| Optimistic | £1,122 | 13.5% | 9.5% | £512 | 20.1% |
| Bull | £1,226 | 14.7% | 10.7% | £645 | 25.8% |