Benland, Bretton, Peterborough, Cambridgeshire
Terraced · 4 bed
Supports major UK property portals
Suggested Offer Range
Already 13.6% below the comparable sales mean — some negotiation possible but limited margin.
Property Details
- Asking Price
- £200,000
- Property Type
- Terraced
- Bedrooms
- 4
- Bathrooms
- N/A
- Est. Floor Area
- 915 sqft (est.)
- Article 4 Area
- ✓ No restriction — SA permitted under PD rights
This listing is priced below the postcode sector benchmark.
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £624 |
| ICR (actual) | 2.41x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £200,000 |
| Deposit (25% — 75% LTV) | £50,000 |
| SDLT (additional property, 5% surcharge) | £11,500 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £64,499 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £200,000 | Loan (75% LTV) | £150,000 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £688 |
| Rent needed (1.5×) | £1,031/mo | Estimated rent | £1,504/mo |
| Stress ratio | 2.19× (need ≥ 1.5×) +£473 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 | £2,410 |
| SA net/mo | £1,971 |
| BTL est./mo | £1,503 |
| SA vs BTL uplift | +£907/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £215,378 | +£15,378 | £57,677 | +£7,677 (3.8%) |
| 5 years | £226,282 | +£26,282 | £65,800 | +£15,800 (7.9%) |
| 7 years | £237,737 | +£37,737 | £74,334 | +£24,334 (12.2%) |
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 | £18,040 | £206,000 | £12,544 | £5,044 | £11,044 | 16.8% |
| Yr 3 | £18,953 | £218,545 | £13,201 | £16,114 | £34,659 | 52.8% |
| Yr 5 | £19,913 | £231,855 | £13,892 | £28,548 | £60,403 | 92.1% |
| Yr 10 | £22,529 | £268,783 | £15,776 | £66,068 | £134,852 | 205.6% |
| Yr 15 | £25,490 | £311,593 | £17,908 | £113,739 | £225,333 | 343.5% |
| Yr 20 | £28,840 | £361,222 | £20,320 | £172,894 | £334,117 | 509.3% |
| Yr 25 | £32,629 | £418,756 | £23,048 | £245,043 | £463,799 | 707.0% |
| Yr 30 | £36,917 | £485,452 | £26,135 | £331,893 | £617,346 | 941.1% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
🌎 Area Profile — PE3 6 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,278 | 7.7% | 4.8% | £-19 | -4.1% |
| Conservative | £1,399 | 8.4% | 5.7% | £255 | 5.7% |
| Base | £1,504 | 9.0% | 6.3% | £421 | 10.0% |
| Optimistic | £1,624 | 9.7% | 7.0% | £602 | 15.0% |
| Bull | £1,775 | 10.6% | 7.9% | £812 | 21.3% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●9.02% |
| Net Yield | ●6.28% |
| Net Annual Income | £12,550 |
| Deductions: void 8% (−£1,443) · mgmt 10% (−£1,804) · maint 10% (−£1,804) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £624 |
| Monthly Cashflow (IO) | ●£422 |
| Cash-on-Cash Return | ●7.7% |
| 5-Year IRR | ●10.0% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £11,500 |
| SDLT Effective Rate | 5.75% |
| SDLT (Company) | £11,500 |
| Section 24 Extra Tax/yr (higher rate) | £1,500 |
| SPV Annual Saving | £3,013 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £231,855 |
| Less: Purchase Price | −£200,000 |
| Less: Buying Costs (SDLT + legal) | −£14,100 |
| Less: Selling Costs (est. 2.5%) | −£5,796 |
| = CGT Net Gain (5yr) | £11,959 |
| CGT at 24% | £2,150 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,278 | 7.7% | 4.8% | £-19 | -4.1% |
| Conservative | £1,399 | 8.4% | 5.7% | £255 | 5.7% |
| Base | £1,504 | 9.0% | 6.3% | £421 | 10.0% |
| Optimistic | £1,624 | 9.7% | 7.0% | £602 | 15.0% |
| Bull | £1,775 | 10.6% | 7.9% | £812 | 21.3% |