Rose Hill, St Blazey, Par, PL24
Semi-Detached · 4 bed
Supports major UK property portals
Suggested Offer Range
Already 19.6% below the comparable sales mean — limited negotiation margin. Strong value at current asking price.
Property Details
- Asking Price
- £174,950
- Property Type
- Semi-Detached
- Bedrooms
- 4
- Bathrooms
- N/A
- Est. Floor Area
- 793 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: Below market value
Matched signals:
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £546 |
| ICR (actual) | 2.78x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £174,950 |
| Deposit (25% — 75% LTV) | £43,737 |
| SDLT (additional property, 5% surcharge) | £9,746 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £56,482 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £174,950 | Loan (75% LTV) | £131,212 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £601 |
| Rent needed (1.5×) | £902/mo | Estimated rent | £1,517/mo |
| Stress ratio | 2.52× (need ≥ 1.5×) +£615 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 | £1,518 |
| SA vs BTL uplift | +£892/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £188,402 | +£13,452 | £50,355 | +£6,618 (3.8%) |
| 5 years | £197,940 | +£22,990 | £57,461 | +£13,723 (7.8%) |
| 7 years | £207,961 | +£33,011 | £64,926 | +£21,189 (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 | £18,212 | £180,198 | £12,668 | £6,107 | £11,356 | 19.7% |
| Yr 3 | £19,134 | £191,173 | £13,332 | £19,313 | £35,536 | 61.7% |
| Yr 5 | £20,103 | £202,815 | £14,029 | £33,897 | £61,762 | 107.3% |
| Yr 10 | £22,745 | £235,118 | £15,931 | £76,852 | £137,020 | 238.0% |
| Yr 15 | £25,733 | £272,566 | £18,083 | £130,054 | £227,671 | 395.4% |
| Yr 20 | £29,115 | £315,979 | £20,518 | £194,851 | £335,880 | 583.3% |
| Yr 25 | £32,941 | £366,306 | £23,273 | £272,765 | £464,122 | 806.0% |
| Yr 30 | £37,270 | £424,650 | £26,389 | £365,521 | £615,220 | 1068.4% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
🌎 Area Profile — PL24 2 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,289 | 8.8% | 5.5% | £90 | -0.7% |
| Conservative | £1,411 | 9.7% | 6.5% | £349 | 8.6% |
| Base | £1,517 | 10.4% | 7.2% | £508 | 12.8% |
| Optimistic | £1,638 | 11.2% | 8.1% | £683 | 17.5% |
| Bull | £1,790 | 12.3% | 9.1% | £886 | 23.6% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●10.41% |
| Net Yield | ●7.24% |
| Net Annual Income | £12,662 |
| Deductions: void 8% (−£1,457) · mgmt 10% (−£1,821) · maint 10% (−£1,821) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £546 |
| Monthly Cashflow (IO) | ●£509 |
| Cash-on-Cash Return | ●10.6% |
| 5-Year IRR | ●12.8% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £9,746 |
| SDLT Effective Rate | 5.57% |
| SDLT (Company) | £9,746 |
| Section 24 Extra Tax/yr (higher rate) | £1,312 |
| SPV Annual Saving | £2,988 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £202,815 |
| Less: Purchase Price | −£174,950 |
| Less: Buying Costs (SDLT + legal) | −£12,346 |
| Less: Selling Costs (est. 2.5%) | −£5,070 |
| = CGT Net Gain (5yr) | £10,449 |
| CGT at 24% | £1,788 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,289 | 8.8% | 5.5% | £90 | -0.7% |
| Conservative | £1,411 | 9.7% | 6.5% | £349 | 8.6% |
| Base | £1,517 | 10.4% | 7.2% | £508 | 12.8% |
| Optimistic | £1,638 | 11.2% | 8.1% | £683 | 17.5% |
| Bull | £1,790 | 12.3% | 9.1% | £886 | 23.6% |