Lower Lux Street, Liskeard, Cornwall, PL14
Flat · 2 bed
Supports major UK property portals
Suggested Offer Range
Already 44.0% below the comparable sales mean — limited negotiation margin. Strong value at current asking price.
Property Details
- Asking Price
- £79,500
- Property Type
- Flat
- Bedrooms
- 2
- Bathrooms
- N/A
- Est. Floor Area
- 678 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 — 3/10Behavioural signals: Below market value
Matched signals:
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £248 |
| ICR (actual) | 3.56x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £79,500 |
| Deposit (25% — 75% LTV) | £19,875 |
| SDLT (additional property, 5% surcharge) | £3,975 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £26,849 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £79,500 | Loan (75% LTV) | £59,625 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £273 |
| Rent needed (1.5×) | £410/mo | Estimated rent | £884/mo |
| Stress ratio | 3.23× (need ≥ 1.5×) +£474 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 | £1,643 |
| SA net/mo | £1,296 |
| BTL est./mo | £884 |
| SA vs BTL uplift | +£759/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £85,613 | +£6,113 | £22,457 | +£2,582 (3.2%) |
| 5 years | £89,947 | +£10,447 | £25,685 | +£5,810 (7.3%) |
| 7 years | £94,501 | +£15,001 | £29,078 | +£9,203 (11.6%) |
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 | £10,605 | £81,885 | £7,191 | £4,210 | £6,595 | 23.6% |
| Yr 3 | £11,142 | £86,872 | £7,577 | £13,206 | £20,578 | 73.6% |
| Yr 5 | £11,706 | £92,162 | £7,984 | £23,005 | £35,667 | 127.6% |
| Yr 10 | £13,245 | £106,841 | £9,091 | £51,284 | £78,626 | 281.3% |
| Yr 15 | £14,985 | £123,858 | £10,344 | £85,531 | £129,890 | 464.7% |
| Yr 20 | £16,954 | £143,586 | £11,762 | £126,529 | £190,615 | 682.0% |
| Yr 25 | £19,182 | £166,455 | £13,366 | £175,166 | £262,121 | 937.8% |
| Yr 30 | £21,703 | £192,967 | £15,181 | £232,445 | £345,913 | 1237.6% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
🌎 Area Profile — PL14 3 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £751 | 11.3% | 6.8% | £128 | 4.0% |
| Conservative | £822 | 12.4% | 8.1% | £265 | 12.5% |
| Base | £884 | 13.3% | 9.0% | £351 | 16.2% |
| Optimistic | £955 | 14.4% | 10.1% | £446 | 20.6% |
| Bull | £1,043 | 15.7% | 11.4% | £557 | 26.2% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●13.34% |
| Net Yield | ●9.05% |
| Net Annual Income | £7,193 |
| Deductions: void 8% (−£848) · mgmt 10% (−£1,061) · maint 10% (−£1,061) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £248 |
| Monthly Cashflow (IO) | ●£351 |
| Cash-on-Cash Return | ●15.07% |
| 5-Year IRR | ●16.2% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £3,975 |
| SDLT Effective Rate | 5.0% |
| SDLT (Company) | £3,975 |
| Section 24 Extra Tax/yr (higher rate) | £596 |
| SPV Annual Saving | £1,745 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £92,162 |
| Less: Purchase Price | −£79,500 |
| Less: Buying Costs (SDLT + legal) | −£6,575 |
| Less: Selling Costs (est. 2.5%) | −£2,304 |
| = CGT Net Gain (5yr) | £3,783 |
| CGT at 24% | £188 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £751 | 11.3% | 6.8% | £128 | 4.0% |
| Conservative | £822 | 12.4% | 8.1% | £265 | 12.5% |
| Base | £884 | 13.3% | 9.0% | £351 | 16.2% |
| Optimistic | £955 | 14.4% | 10.1% | £446 | 20.6% |
| Bull | £1,043 | 15.7% | 11.4% | £557 | 26.2% |