Leyland Road, Lostock Hall, Preston, Lancashire, PR5
Terraced · 2 bed
Supports major UK property portals
Suggested Offer Range
Already 45.9% below the comparable sales mean — limited negotiation margin. Strong value at current asking price.
Property Details
- Asking Price
- £70,000
- Property Type
- Terraced
- Bedrooms
- 2
- Bathrooms
- N/A
- Est. Floor Area
- 813 sqft (est.)
- Article 4 Area
- ✓ No restriction — SA permitted under PD rights
This listing is priced below the postcode sector benchmark.
Motivated Seller Analysis
Active — 7/10Behavioural signals: Below market value
Matched signals:
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £218 |
| ICR (actual) | 3.29x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £70,000 |
| Deposit (25% — 75% LTV) | £17,500 |
| SDLT (additional property, 5% surcharge) | £3,500 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £23,999 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £70,000 | Loan (75% LTV) | £52,500 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £241 |
| Rent needed (1.5×) | £361/mo | Estimated rent | £719/mo |
| Stress ratio | 2.99× (need ≥ 1.5×) +£358 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 | £984 |
| SA net/mo | £716 |
| BTL est./mo | £719 |
| SA vs BTL uplift | +£265/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £75,382 | +£5,382 | £19,680 | +£2,180 (3.1%) |
| 5 years | £79,199 | +£9,199 | £22,523 | +£5,023 (7.2%) |
| 7 years | £83,208 | +£13,208 | £25,510 | +£8,010 (11.4%) |
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 | £8,631 | £72,100 | £5,769 | £3,144 | £5,244 | 20.9% |
| Yr 3 | £9,068 | £76,491 | £6,084 | £9,903 | £16,394 | 65.3% |
| Yr 5 | £9,527 | £81,149 | £6,414 | £17,315 | £28,464 | 113.4% |
| Yr 10 | £10,779 | £94,074 | £7,316 | £38,921 | £62,996 | 251.0% |
| Yr 15 | £12,195 | £109,058 | £8,336 | £65,385 | £104,442 | 416.1% |
| Yr 20 | £13,798 | £126,428 | £9,490 | £97,343 | £153,770 | 612.6% |
| Yr 25 | £15,611 | £146,564 | £10,795 | £135,517 | £212,082 | 844.9% |
| Yr 30 | £17,663 | £169,908 | £12,272 | £180,725 | £280,634 | 1118.1% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
🌎 Area Profile — PR5 6 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £611 | 10.5% | 6.2% | £76 | 0.7% |
| Conservative | £669 | 11.5% | 7.4% | £190 | 9.7% |
| Base | £719 | 12.3% | 8.2% | £262 | 13.5% |
| Optimistic | £777 | 13.3% | 9.2% | £341 | 17.9% |
| Bull | £848 | 14.5% | 10.4% | £433 | 23.6% |
⚠ Condition Flags
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●12.33% |
| Net Yield | ●8.24% |
| Net Annual Income | £5,767 |
| Deductions: void 8% (−£690) · mgmt 10% (−£863) · maint 10% (−£863) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £218 |
| Monthly Cashflow (IO) | ●£263 |
| Cash-on-Cash Return | ●12.52% |
| 5-Year IRR | ●13.5% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £3,500 |
| SDLT Effective Rate | 5.0% |
| SDLT (Company) | £3,500 |
| Section 24 Extra Tax/yr (higher rate) | £525 |
| SPV Annual Saving | £1,450 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £81,149 |
| Less: Purchase Price | −£70,000 |
| Less: Buying Costs (SDLT + legal) | −£6,100 |
| Less: Selling Costs (est. 2.5%) | −£2,029 |
| = CGT Net Gain (5yr) | £3,020 |
| CGT at 24% | £5 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £611 | 10.5% | 6.2% | £76 | 0.7% |
| Conservative | £669 | 11.5% | 7.4% | £190 | 9.7% |
| Base | £719 | 12.3% | 8.2% | £262 | 13.5% |
| Optimistic | £777 | 13.3% | 9.2% | £341 | 17.9% |
| Bull | £848 | 14.5% | 10.4% | £433 | 23.6% |