Hollington Place, Green Lane, Thatcham, West Berkshire
Terraced · 3 bed
Supports major UK property portals
Suggested Offer Range
Already 29.6% below the comparable sales mean — limited negotiation margin. Strong value at current asking price.
Property Details
- Asking Price
- £235,000
- Property Type
- Terraced
- Bedrooms
- 3
- Bathrooms
- N/A
- Floor Area
- 775 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 | £733 |
| ICR (actual) | 1.95x |
| Feasibility | MARGINAL |
| Notes: Rental coverage 139% — below standard 145% threshold, may need larger deposit | |
| 💲 Total Cash Required | |
| Purchase Price | £235,000 |
| Deposit (25% — 75% LTV) | £58,750 |
| SDLT (additional property, 5% surcharge) | £13,950 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £75,699 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £235,000 | Loan (75% LTV) | £176,250 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £808 |
| Rent needed (1.5×) | £1,212/mo | Estimated rent | £1,432/mo |
| Stress ratio | 1.77× (need ≥ 1.5×) +£220 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 | £1,653 |
| SA net/mo | £1,305 |
| BTL est./mo | £1,432 |
| SA vs BTL uplift | +£221/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £253,069 | +£18,069 | £67,907 | +£9,157 (3.9%) |
| 5 years | £265,881 | +£30,881 | £77,451 | +£18,701 (8.0%) |
| 7 years | £279,341 | +£44,341 | £87,479 | +£28,729 (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 | £17,178 | £242,050 | £11,924 | £3,111 | £10,161 | 13.2% |
| Yr 3 | £18,048 | £256,791 | £12,550 | £10,268 | £32,059 | 41.7% |
| Yr 5 | £18,962 | £272,429 | £13,208 | £18,726 | £56,155 | 73.1% |
| Yr 10 | £21,454 | £315,820 | £15,002 | £45,994 | £126,815 | 165.1% |
| Yr 15 | £24,273 | £366,122 | £17,031 | £82,929 | £214,051 | 278.7% |
| Yr 20 | £27,462 | £424,436 | £19,328 | £130,800 | £320,236 | 417.0% |
| Yr 25 | £31,071 | £492,038 | £21,926 | £191,043 | £448,081 | 583.4% |
| Yr 30 | £35,154 | £570,407 | £24,866 | £265,286 | £600,693 | 782.2% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
🌎 Area Profile — RG19 3 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,217 | 6.2% | 3.9% | £-201 | -8.5% |
| Conservative | £1,332 | 6.8% | 4.6% | £87 | 2.0% |
| Base | £1,432 | 7.3% | 5.1% | £260 | 6.6% |
| Optimistic | £1,547 | 7.9% | 5.7% | £446 | 11.8% |
| Bull | £1,690 | 8.6% | 6.4% | £660 | 18.4% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●7.31% |
| Net Yield | ●5.08% |
| Net Annual Income | £11,927 |
| Deductions: void 8% (−£1,374) · mgmt 10% (−£1,718) · maint 10% (−£1,718) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £733 |
| Monthly Cashflow (IO) | ●£261 |
| Cash-on-Cash Return | ●4.06% |
| 5-Year IRR | ●6.6% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £13,950 |
| SDLT Effective Rate | 5.94% |
| SDLT (Company) | £13,950 |
| Section 24 Extra Tax/yr (higher rate) | £1,763 |
| SPV Annual Saving | £2,957 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £272,429 |
| Less: Purchase Price | −£235,000 |
| Less: Buying Costs (SDLT + legal) | −£16,550 |
| Less: Selling Costs (est. 2.5%) | −£6,811 |
| = CGT Net Gain (5yr) | £14,068 |
| CGT at 24% | £2,656 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,217 | 6.2% | 3.9% | £-201 | -8.5% |
| Conservative | £1,332 | 6.8% | 4.6% | £87 | 2.0% |
| Base | £1,432 | 7.3% | 5.1% | £260 | 6.6% |
| Optimistic | £1,547 | 7.9% | 5.7% | £446 | 11.8% |
| Bull | £1,690 | 8.6% | 6.4% | £660 | 18.4% |