Ellwood Fields, Binfield, Bracknell
Apartment · 2 bed
Supports major UK property portals
Suggested Offer Range
Already 67.6% below the comparable sales mean — limited negotiation margin. Strong value at current asking price.
Property Details
- Asking Price
- £81,250
- Property Type
- Apartment
- Bedrooms
- 2
- Bathrooms
- N/A
- Est. Floor Area
- 669 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 — 3/10Behavioural signals: Below market value
Matched signals:
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £253 |
| ICR (actual) | 5.44x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £81,250 |
| Deposit (25% — 75% LTV) | £20,312 |
| SDLT (additional property, 5% surcharge) | £4,062 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £27,373 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £81,250 | Loan (75% LTV) | £60,938 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £279 |
| Rent needed (1.5×) | £419/mo | Estimated rent | £1,378/mo |
| Stress ratio | 4.93× (need ≥ 1.5×) +£959 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 | £1,378 |
| SA vs BTL uplift | +£91/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £87,497 | +£6,247 | £22,968 | +£2,656 (3.3%) |
| 5 years | £91,927 | +£10,677 | £26,268 | +£5,956 (7.3%) |
| 7 years | £96,581 | +£15,331 | £29,735 | +£9,423 (11.6%) |
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 | £16,534 | £83,688 | £11,460 | £8,413 | £10,850 | 38.1% |
| Yr 3 | £17,371 | £88,784 | £12,062 | £26,139 | £33,673 | 118.3% |
| Yr 5 | £18,251 | £94,191 | £12,696 | £45,116 | £58,057 | 203.9% |
| Yr 10 | £20,649 | £109,193 | £14,422 | £98,455 | £126,398 | 443.9% |
| Yr 15 | £23,363 | £126,585 | £16,376 | £161,097 | £206,432 | 725.0% |
| Yr 20 | £26,433 | £146,747 | £18,587 | £234,265 | £299,762 | 1052.7% |
| Yr 25 | £29,906 | £170,119 | £21,087 | £319,343 | £408,212 | 1433.6% |
| Yr 30 | £33,836 | £197,215 | £23,917 | £417,894 | £533,860 | 1874.9% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
🌎 Area Profile — RG42 2 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,171 | 17.3% | 10.7% | £394 | 20.7% |
| Conservative | £1,282 | 18.9% | 12.7% | £581 | 27.4% |
| Base | £1,378 | 20.4% | 14.1% | £701 | 30.5% |
| Optimistic | £1,488 | 22.0% | 15.7% | £836 | 34.1% |
| Bull | £1,626 | 24.0% | 17.7% | £996 | 38.8% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●20.35% |
| Net Yield | ●14.11% |
| Net Annual Income | £11,461 |
| Deductions: void 8% (−£1,323) · mgmt 10% (−£1,653) · maint 10% (−£1,653) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £253 |
| Monthly Cashflow (IO) | ●£702 |
| Cash-on-Cash Return | ●29.55% |
| 5-Year IRR | ●30.5% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £4,062 |
| SDLT Effective Rate | 5.0% |
| SDLT (Company) | £4,062 |
| Section 24 Extra Tax/yr (higher rate) | £609 |
| SPV Annual Saving | £2,578 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £94,191 |
| Less: Purchase Price | −£81,250 |
| Less: Buying Costs (SDLT + legal) | −£6,662 |
| Less: Selling Costs (est. 2.5%) | −£2,355 |
| = CGT Net Gain (5yr) | £3,924 |
| CGT at 24% | £222 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,171 | 17.3% | 10.7% | £394 | 20.7% |
| Conservative | £1,282 | 18.9% | 12.7% | £581 | 27.4% |
| Base | £1,378 | 20.4% | 14.1% | £701 | 30.5% |
| Optimistic | £1,488 | 22.0% | 15.7% | £836 | 34.1% |
| Bull | £1,626 | 24.0% | 17.7% | £996 | 38.8% |