Maristow Avenue, Plymouth, PL2 1LP, PL2 1LP
Terraced · 3 bed
Supports major UK property portals
Suggested Offer Range
Already 22.5% below the comparable sales mean — limited negotiation margin. Strong value at current asking price.
Property Details
- Asking Price
- £150,000
- Property Type
- Terraced
- Bedrooms
- 3
- Bathrooms
- N/A
- Est. Floor Area
- 1027 sqft (est.)
- Article 4 Area
- ✓ No restriction — SA permitted under PD rights
This listing is priced below the postcode sector benchmark.
Motivated Seller Analysis
Standard — 2/10Behavioural signals: Below market value
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £468 |
| ICR (actual) | 2.22x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £150,000 |
| Deposit (25% — 75% LTV) | £37,500 |
| SDLT (additional property, 5% surcharge) | £8,000 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £48,499 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £150,000 | Loan (75% LTV) | £112,500 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £516 |
| Rent needed (1.5×) | £773/mo | Estimated rent | £1,039/mo |
| Stress ratio | 2.02× (need ≥ 1.5×) +£266 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 | £161,534 | +£11,534 | £43,063 | +£5,563 (3.7%) |
| 5 years | £169,711 | +£19,711 | £49,155 | +£11,655 (7.8%) |
| 7 years | £178,303 | +£28,303 | £55,556 | +£18,056 (12.0%) |
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 | £12,465 | £154,500 | £8,530 | £2,905 | £7,405 | 14.9% |
| Yr 3 | £13,096 | £163,909 | £8,984 | £9,393 | £23,302 | 47.0% |
| Yr 5 | £13,759 | £173,891 | £9,461 | £16,824 | £40,716 | 82.1% |
| Yr 10 | £15,567 | £201,587 | £10,763 | £39,848 | £91,436 | 184.3% |
| Yr 15 | £17,613 | £233,695 | £12,236 | £69,885 | £153,581 | 309.6% |
| Yr 20 | £19,927 | £270,917 | £13,903 | £107,858 | £228,775 | 461.2% |
| Yr 25 | £22,546 | £314,067 | £15,788 | £154,809 | £318,876 | 642.9% |
| Yr 30 | £25,508 | £364,089 | £17,921 | £211,918 | £426,007 | 858.9% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
🌎 Area Profile — PL2 1 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £883 | 7.1% | 4.3% | £-72 | -6.5% |
| Conservative | £966 | 7.7% | 5.1% | £124 | 3.8% |
| Base | £1,039 | 8.3% | 5.7% | £242 | 8.2% |
| Optimistic | £1,122 | 9.0% | 6.3% | £371 | 13.2% |
| Bull | £1,226 | 9.8% | 7.2% | £520 | 19.6% |
⚠ Condition Flags
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●8.31% |
| Net Yield | ●5.69% |
| Net Annual Income | £8,532 |
| Deductions: void 8% (−£997) · mgmt 10% (−£1,246) · maint 10% (−£1,246) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £468 |
| Monthly Cashflow (IO) | ●£243 |
| Cash-on-Cash Return | ●5.86% |
| 5-Year IRR | ●8.2% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £8,000 |
| SDLT Effective Rate | 5.33% |
| SDLT (Company) | £8,000 |
| Section 24 Extra Tax/yr (higher rate) | £1,125 |
| SPV Annual Saving | £2,138 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £173,891 |
| Less: Purchase Price | −£150,000 |
| Less: Buying Costs (SDLT + legal) | −£10,600 |
| Less: Selling Costs (est. 2.5%) | −£4,347 |
| = CGT Net Gain (5yr) | £8,944 |
| CGT at 24% | £1,427 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £883 | 7.1% | 4.3% | £-72 | -6.5% |
| Conservative | £966 | 7.7% | 5.1% | £124 | 3.8% |
| Base | £1,039 | 8.3% | 5.7% | £242 | 8.2% |
| Optimistic | £1,122 | 9.0% | 6.3% | £371 | 13.2% |
| Bull | £1,226 | 9.8% | 7.2% | £520 | 19.6% |