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End of Terrace · 5 bed
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Suggested Offer Range
Asking price is 27% above the comparable sales mean. Offers anchored to comparable sales mean of £256,000.
🔨 Refurb Cost Estimate
Refurb cost estimate pending — this listing hasn't been through cost analysis yet. Runs nightly; check back within 24–48 hours.
🔧 Local Trades
| Trade | Name | Phone | |
|---|---|---|---|
| builder | Premier Builder Plymouth, Exeter, Truro • Classic Builders (SW) Ltd | 01752 696640 | — |
| decorator | Davidsons Decor: Painters and Decorators in Plymouth, Devon | 07773 934926 | — |
| photographer | TC Photography Plymouth LTD | 01752 922024 | — |
Property Details
- Asking Price
- £325,000
- Property Type
- End of Terrace
- Bedrooms
- 5
- Bathrooms
- N/A
- Floor Area
- 1,700–1,800 sqft
- Article 4 Area
- ⚠️ Yes — SA/HMO may need planning consent
Comparable Sales in this postcode sector
🔍 Filtered to 4-6-bedroom comparable sales only.
| Address | Type | Beds | Price | £/sqft | Date | Distance |
|---|---|---|---|---|---|---|
| Sector sale 1 | Terraced | 4 | — | — | — | — |
| Sector sale 2 | Terraced | 6 | — | — | — | — |
| Sector sale 3 | Terraced | 5 | — | — | — | — |
| Sector sale 4 | Terraced | 5 | — | — | — | — |
| Sector sale 5 | Terraced | 5 | — | — | — | — |
■ Above subject ■ Below subject
Based on 5 comparable sales — Full Range (grey) · Typical IQR (blue) · Fair Value CI (light blue) · | Median · | Mean · Asking (▲)
ⓘ Bedroom counts are estimated from EPC records or floor area, since Land Registry sales don’t record bedrooms directly.
Location
Motivated Seller Analysis
Standard — 2/10Behavioural signals: 168 days on market
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £1,014 |
| ICR (actual) | 0.97x |
| Feasibility | REFER |
| Notes: Rental coverage 69% — below 100% stressed coverage, most lenders will decline | |
| 💲 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
Tests lender affordability (rent vs. mortgage interest) — a different calculation from the BRRR Strategy card above, which tests capital recycled via refinance.
| 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 | £982/mo |
| Stress ratio | 0.88× (need ≥ 1.5×) £694 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 (a flat UK-wide assumption — not adjusted for this property's specific location). Assumes 75% LTV interest-only mortgage redeemed on sale. Excludes rental income.
How is this calculated?
This is a simplified projection based on comparable sales data and an estimated refurb cost. It does not currently account for seller motivation signals, nearby planning applications, or the area's wider demographic profile — see the relevant sections elsewhere in this report for those. Not financial advice.
| Est. reno cost | Unknown — score listing |
| Cash left in deal | Unknown |
| SA gross/mo | £1,526 |
| SA net/mo | £1,193 |
| BTL est./mo | £983 |
| SA vs BTL uplift | +£543/mo |
| ⚠ Article 4 area — SA/HMO may require planning consent | |
| 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 UK-wide HPI assumption (not location-adjusted), 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 | £11,798 | £334,750 | £8,049 | £-4,138 | £5,612 | 5.2% |
| Yr 3 | £12,395 | £355,136 | £8,479 | £-11,773 | £18,364 | 17.0% |
| Yr 5 | £13,022 | £376,764 | £8,931 | £-18,514 | £33,250 | 30.8% |
| Yr 10 | £14,733 | £436,773 | £10,163 | £-31,161 | £80,612 | 74.7% |
| Yr 15 | £16,670 | £506,339 | £11,557 | £-37,170 | £144,169 | 133.7% |
| Yr 20 | £18,860 | £586,986 | £13,134 | £-35,669 | £226,318 | 209.8% |
| Yr 25 | £21,338 | £680,478 | £14,919 | £-25,670 | £329,808 | 305.8% |
| Yr 30 | £24,142 | £788,860 | £16,938 | £-6,057 | £457,804 | 424.5% |
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 — South West England ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £835 | 3.1% | 1.9% | £-815 | -18.7% |
| Conservative | £913 | 3.4% | 2.2% | £-515 | -6.4% |
| Base | £982 | 3.6% | 2.5% | £-346 | -1.3% |
| Optimistic | £1,061 | 3.9% | 2.8% | £-166 | 4.5% |
| Bull | £1,159 | 4.3% | 3.1% | £31 | 11.6% |
⚠ Condition Flags
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●3.63% |
| Net Yield | ●2.47% |
| Net Annual Income | £8,039 |
| Deductions: void 8% (−£944) · mgmt 10% (−£1,180) · maint 10% (−£1,180) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £1,014 |
| Monthly Cashflow (IO) | ●£-344 |
| Cash-on-Cash Return | ●-3.85% |
| 5-Year IRR | ●-1.3% |
● 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) | £1,333 |
| SPV Annual Saving | £1,333 |
| 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 | £835 | 3.1% | 1.9% | £-815 | -18.7% |
| Conservative | £913 | 3.4% | 2.2% | £-515 | -6.4% |
| Base | £982 | 3.6% | 2.5% | £-346 | -1.3% |
| Optimistic | £1,061 | 3.9% | 2.8% | £-166 | 4.5% |
| Bull | £1,159 | 4.3% | 3.1% | £31 | 11.6% |
Run the numbers on this deal
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