Calcot, Berkshire, RG31
Semi-Detached · 2 bed
Supports major UK property portals
Suggested Offer Range
Already 36.3% below the comparable sales mean — limited negotiation margin. Strong value at current asking price. Note: listed as "Offers Over" — vendor expects full asking price or above.
Property Details
- Asking Price
- £300,000
- Property Type
- Semi-Detached
- Bedrooms
- 2
- Bathrooms
- N/A
- Floor Area
- 882 sqft
- Article 4 Area
- ✓ No restriction — SA permitted under PD rights
This listing is priced below the postcode sector benchmark.
Motivated Seller Analysis
Active — 6/10Behavioural signals: 72 days on marketBelow market value
Matched signals:
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £936 |
| ICR (actual) | 1.5x |
| Feasibility | MARGINAL |
| Notes: Rental coverage 107% — below standard 145% threshold, may need larger deposit | |
| 💲 Total Cash Required | |
| Purchase Price | £300,000 |
| Deposit (25% — 75% LTV) | £75,000 |
| SDLT (additional property, 5% surcharge) | £20,000 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £97,999 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £300,000 | Loan (75% LTV) | £225,000 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £1,031 |
| Rent needed (1.5×) | £1,547/mo | Estimated rent | £1,399/mo |
| Stress ratio | 1.36× (need ≥ 1.5×) £148 shortfall | ||
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 | £1,469 |
| SA net/mo | £1,143 |
| BTL est./mo | £1,400 |
| SA vs BTL uplift | +£69/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £323,067 | +£23,067 | £86,905 | +£11,905 (4.0%) |
| 5 years | £339,422 | +£39,422 | £99,090 | +£24,090 (8.0%) |
| 7 years | £356,606 | +£56,606 | £111,891 | +£36,891 (12.3%) |
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 | £16,800 | £309,000 | £11,651 | £401 | £9,401 | 9.5% |
| Yr 3 | £17,650 | £327,818 | £12,263 | £2,118 | £29,936 | 30.2% |
| Yr 5 | £18,544 | £347,782 | £12,907 | £5,106 | £52,888 | 53.4% |
| Yr 10 | £20,981 | £403,175 | £14,661 | £18,566 | £121,741 | 122.8% |
| Yr 15 | £23,738 | £467,390 | £16,646 | £41,480 | £208,870 | 210.8% |
| Yr 20 | £26,857 | £541,833 | £18,892 | £75,088 | £316,922 | 319.8% |
| Yr 25 | £30,387 | £628,133 | £21,433 | £120,797 | £448,931 | 453.0% |
| Yr 30 | £34,380 | £728,179 | £24,308 | £180,197 | £608,376 | 613.9% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
🌎 Area Profile — RG31 6 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,189 | 4.8% | 2.9% | £-483 | -13.2% |
| Conservative | £1,301 | 5.2% | 3.5% | £-158 | -1.9% |
| Base | £1,399 | 5.6% | 3.9% | £33 | 2.9% |
| Optimistic | £1,511 | 6.0% | 4.3% | £237 | 8.3% |
| Bull | £1,651 | 6.6% | 4.9% | £468 | 15.1% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●5.6% |
| Net Yield | ●3.88% |
| Net Annual Income | £11,642 |
| Deductions: void 8% (−£1,344) · mgmt 10% (−£1,680) · maint 10% (−£1,680) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £936 |
| Monthly Cashflow (IO) | ●£34 |
| Cash-on-Cash Return | ●0.4% |
| 5-Year IRR | ●2.9% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £20,000 |
| SDLT Effective Rate | 6.67% |
| SDLT (Company) | £20,000 |
| Section 24 Extra Tax/yr (higher rate) | £2,250 |
| SPV Annual Saving | £3,024 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £347,782 |
| Less: Purchase Price | −£300,000 |
| Less: Buying Costs (SDLT + legal) | −£22,600 |
| Less: Selling Costs (est. 2.5%) | −£8,695 |
| = CGT Net Gain (5yr) | £16,487 |
| CGT at 24% | £3,237 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,189 | 4.8% | 2.9% | £-483 | -13.2% |
| Conservative | £1,301 | 5.2% | 3.5% | £-158 | -1.9% |
| Base | £1,399 | 5.6% | 3.9% | £33 | 2.9% |
| Optimistic | £1,511 | 6.0% | 4.3% | £237 | 8.3% |
| Bull | £1,651 | 6.6% | 4.9% | £468 | 15.1% |