12 Peers Place, Thatcham
Semi-Detached · 2 bed
Supports major UK property portals
Suggested Offer Range
Already 74.3% below the comparable sales mean — limited negotiation margin. Strong value at current asking price.
Property Details
- Asking Price
- £134,000
- Property Type
- Semi-Detached
- Bedrooms
- 2
- Bathrooms
- N/A
- Est. Floor Area
- 1076 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 — 2/10Behavioural signals: Below market value
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £418 |
| ICR (actual) | 2.76x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £134,000 |
| Deposit (25% — 75% LTV) | £33,500 |
| SDLT (additional property, 5% surcharge) | £6,880 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £43,379 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £134,000 | Loan (75% LTV) | £100,500 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £461 |
| Rent needed (1.5×) | £691/mo | Estimated rent | £1,153/mo |
| Stress ratio | 2.5× (need ≥ 1.5×) +£462 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 | £1,469 |
| SA net/mo | £1,143 |
| BTL est./mo | £1,154 |
| SA vs BTL uplift | +£315/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £144,303 | +£10,303 | £38,386 | +£4,886 (3.6%) |
| 5 years | £151,609 | +£17,609 | £43,828 | +£10,328 (7.7%) |
| 7 years | £159,284 | +£25,284 | £49,546 | +£16,046 (12.0%) |
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 | £13,842 | £138,020 | £9,521 | £4,496 | £8,516 | 19.1% |
| Yr 3 | £14,543 | £146,425 | £10,026 | £14,243 | £26,668 | 60.0% |
| Yr 5 | £15,279 | £155,343 | £10,556 | £25,037 | £46,379 | 104.3% |
| Yr 10 | £17,287 | £180,085 | £12,002 | £56,957 | £103,042 | 231.7% |
| Yr 15 | £19,559 | £208,768 | £13,637 | £96,666 | £171,434 | 385.4% |
| Yr 20 | £22,129 | £242,019 | £15,488 | £145,188 | £253,207 | 569.3% |
| Yr 25 | £25,037 | £280,566 | £17,581 | £203,679 | £350,246 | 787.4% |
| Yr 30 | £28,327 | £325,253 | £19,950 | £273,451 | £464,704 | 1044.7% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
🌎 Area Profile — RG18 9 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £980 | 8.8% | 5.4% | £56 | -1.4% |
| Conservative | £1,072 | 9.6% | 6.4% | £253 | 8.1% |
| Base | £1,153 | 10.3% | 7.1% | £374 | 12.2% |
| Optimistic | £1,245 | 11.2% | 7.9% | £508 | 17.0% |
| Bull | £1,361 | 12.2% | 8.9% | £662 | 23.0% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●10.33% |
| Net Yield | ●7.1% |
| Net Annual Income | £9,517 |
| Deductions: void 8% (−£1,107) · mgmt 10% (−£1,384) · maint 10% (−£1,384) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £418 |
| Monthly Cashflow (IO) | ●£375 |
| Cash-on-Cash Return | ●10.1% |
| 5-Year IRR | ●12.2% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £6,880 |
| SDLT Effective Rate | 5.13% |
| SDLT (Company) | £6,880 |
| Section 24 Extra Tax/yr (higher rate) | £1,005 |
| SPV Annual Saving | £2,300 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £155,343 |
| Less: Purchase Price | −£134,000 |
| Less: Buying Costs (SDLT + legal) | −£9,480 |
| Less: Selling Costs (est. 2.5%) | −£3,884 |
| = CGT Net Gain (5yr) | £7,979 |
| CGT at 24% | £1,195 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £980 | 8.8% | 5.4% | £56 | -1.4% |
| Conservative | £1,072 | 9.6% | 6.4% | £253 | 8.1% |
| Base | £1,153 | 10.3% | 7.1% | £374 | 12.2% |
| Optimistic | £1,245 | 11.2% | 7.9% | £508 | 17.0% |
| Bull | £1,361 | 12.2% | 8.9% | £662 | 23.0% |