Field Road, Spalding, Cambridgeshire
Semi-Detached · 3 bed
Supports major UK property portals
Suggested Offer Range
Already 30.9% 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
- £165,000
- Property Type
- Semi-Detached
- Bedrooms
- 3
- Bathrooms
- N/A
- Est. Floor Area
- 893 sqft (est.)
- Article 4 Area
- ✓ No restriction — SA permitted under PD rights
This listing is priced below the postcode sector benchmark.
Motivated Seller Analysis
Watch — 5/10Behavioural signals: 201 days on marketBelow market value
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £515 |
| ICR (actual) | 2.24x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £165,000 |
| Deposit (25% — 75% LTV) | £41,250 |
| SDLT (additional property, 5% surcharge) | £9,050 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £53,299 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £165,000 | Loan (75% LTV) | £123,750 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £567 |
| Rent needed (1.5×) | £851/mo | Estimated rent | £1,154/mo |
| Stress ratio | 2.03× (need ≥ 1.5×) +£303 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 | £1,154 |
| SA vs BTL uplift | +£694/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £177,687 | +£12,687 | £47,447 | +£6,197 (3.8%) |
| 5 years | £186,682 | +£21,682 | £54,148 | +£12,898 (7.8%) |
| 7 years | £196,133 | +£31,133 | £61,189 | +£19,939 (12.1%) |
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 | £13,844 | £169,950 | £9,522 | £3,335 | £8,285 | 15.2% |
| Yr 3 | £14,544 | £180,300 | £10,027 | £10,758 | £26,058 | 47.9% |
| Yr 5 | £15,281 | £191,280 | £10,557 | £19,229 | £45,509 | 83.7% |
| Yr 10 | £17,289 | £221,746 | £12,003 | £45,343 | £102,089 | 187.7% |
| Yr 15 | £19,561 | £257,065 | £13,639 | £79,246 | £171,310 | 314.9% |
| Yr 20 | £22,131 | £298,008 | £15,489 | £121,962 | £254,970 | 468.7% |
| Yr 25 | £25,039 | £345,473 | £17,583 | £174,649 | £355,122 | 652.8% |
| Yr 30 | £28,329 | £400,498 | £19,952 | £238,617 | £474,116 | 871.5% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
🌎 Area Profile — PE26 1 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £981 | 7.1% | 4.4% | £-70 | -6.1% |
| Conservative | £1,073 | 7.8% | 5.2% | £147 | 4.1% |
| Base | £1,154 | 8.4% | 5.8% | £278 | 8.5% |
| Optimistic | £1,246 | 9.1% | 6.4% | £421 | 13.5% |
| Bull | £1,362 | 9.9% | 7.3% | £585 | 19.9% |
⚠ Condition Flags
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●8.39% |
| Net Yield | ●5.77% |
| Net Annual Income | £9,526 |
| Deductions: void 8% (−£1,107) · mgmt 10% (−£1,384) · maint 10% (−£1,384) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £515 |
| Monthly Cashflow (IO) | ●£279 |
| Cash-on-Cash Return | ●6.14% |
| 5-Year IRR | ●8.5% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £9,050 |
| SDLT Effective Rate | 5.48% |
| SDLT (Company) | £9,050 |
| Section 24 Extra Tax/yr (higher rate) | £1,237 |
| SPV Annual Saving | £2,359 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £191,280 |
| Less: Purchase Price | −£165,000 |
| Less: Buying Costs (SDLT + legal) | −£11,650 |
| Less: Selling Costs (est. 2.5%) | −£4,782 |
| = CGT Net Gain (5yr) | £9,848 |
| CGT at 24% | £1,644 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £981 | 7.1% | 4.4% | £-70 | -6.1% |
| Conservative | £1,073 | 7.8% | 5.2% | £147 | 4.1% |
| Base | £1,154 | 8.4% | 5.8% | £278 | 8.5% |
| Optimistic | £1,246 | 9.1% | 6.4% | £421 | 13.5% |
| Bull | £1,362 | 9.9% | 7.3% | £585 | 19.9% |