Gunnislake
House · 2 bed
Supports major UK property portals
Suggested Offer Range
Already 58.4% below the comparable sales mean — limited negotiation margin. Strong value at current asking price.
Property Details
- Asking Price
- £125,000
- Property Type
- House
- Bedrooms
- 2
- Bathrooms
- N/A
- Floor Area
- 689 sqft
- 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 | £390 |
| ICR (actual) | 2.27x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £125,000 |
| Deposit (25% — 75% LTV) | £31,250 |
| SDLT (additional property, 5% surcharge) | £6,250 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £40,499 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £125,000 | Loan (75% LTV) | £93,750 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £430 |
| Rent needed (1.5×) | £645/mo | Estimated rent | £884/mo |
| Stress ratio | 2.06× (need ≥ 1.5×) +£239 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 | £134,611 | +£9,611 | £35,755 | +£4,505 (3.6%) |
| 5 years | £141,426 | +£16,426 | £40,832 | +£9,582 (7.7%) |
| 7 years | £148,586 | +£23,586 | £46,166 | +£14,916 (11.9%) |
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 | £10,612 | £128,750 | £7,196 | £2,508 | £6,258 | 15.0% |
| Yr 3 | £11,150 | £136,591 | £7,583 | £8,103 | £19,694 | 47.3% |
| Yr 5 | £11,714 | £144,909 | £7,989 | £14,501 | £34,410 | 82.7% |
| Yr 10 | £13,254 | £167,990 | £9,098 | £34,280 | £77,270 | 185.7% |
| Yr 15 | £14,995 | £194,746 | £10,352 | £60,030 | £129,776 | 312.0% |
| Yr 20 | £16,966 | £225,764 | £11,770 | £92,537 | £193,301 | 464.7% |
| Yr 25 | £19,195 | £261,722 | £13,375 | £132,687 | £269,409 | 647.6% |
| Yr 30 | £21,717 | £303,408 | £15,192 | £181,486 | £359,893 | 865.1% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
🌎 Area Profile — PL18 9 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £751 | 7.2% | 4.3% | £-56 | -6.4% |
| Conservative | £822 | 7.9% | 5.2% | £109 | 3.9% |
| Base | £884 | 8.5% | 5.8% | £209 | 8.3% |
| Optimistic | £955 | 9.2% | 6.4% | £318 | 13.3% |
| Bull | £1,043 | 10.0% | 7.3% | £443 | 19.6% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●8.49% |
| Net Yield | ●5.75% |
| Net Annual Income | £7,193 |
| Deductions: void 8% (−£849) · mgmt 10% (−£1,061) · maint 10% (−£1,061) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £390 |
| Monthly Cashflow (IO) | ●£209 |
| Cash-on-Cash Return | ●6.02% |
| 5-Year IRR | ●8.3% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £6,250 |
| SDLT Effective Rate | 5.0% |
| SDLT (Company) | £6,250 |
| Section 24 Extra Tax/yr (higher rate) | £938 |
| SPV Annual Saving | £1,831 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £144,909 |
| Less: Purchase Price | −£125,000 |
| Less: Buying Costs (SDLT + legal) | −£8,850 |
| Less: Selling Costs (est. 2.5%) | −£3,623 |
| = CGT Net Gain (5yr) | £7,436 |
| CGT at 24% | £1,065 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £751 | 7.2% | 4.3% | £-56 | -6.4% |
| Conservative | £822 | 7.9% | 5.2% | £109 | 3.9% |
| Base | £884 | 8.5% | 5.8% | £209 | 8.3% |
| Optimistic | £955 | 9.2% | 6.4% | £318 | 13.3% |
| Bull | £1,043 | 10.0% | 7.3% | £443 | 19.6% |