Butteridges Close, Dagenham, RM9
Flat · 1 bed
Supports major UK property portals
Suggested Offer Range
Already 14.7% below the comparable sales mean — some negotiation possible but limited margin. Note: listed as "Offers Over" — vendor expects full asking price or above.
Property Details
- Asking Price
- £190,000
- Property Type
- Flat
- Bedrooms
- 1
- Bathrooms
- N/A
- Floor Area
- 398 sqft
- Article 4 Area
- ⚠️ Yes — SA/HMO may need planning consent
This listing is priced below the postcode sector benchmark.
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £593 |
| ICR (actual) | 2.31x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £190,000 |
| Deposit (25% — 75% LTV) | £47,500 |
| SDLT (additional property, 5% surcharge) | £10,800 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £61,299 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £190,000 | Loan (75% LTV) | £142,500 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £653 |
| Rent needed (1.5×) | £980/mo | Estimated rent | £1,367/mo |
| Stress ratio | 2.09× (need ≥ 1.5×) +£387 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 | £671 |
| SA net/mo | £440 |
| BTL est./mo | £1,366 |
| SA vs BTL uplift | £-695/mo |
| ⚠ Article 4 area — SA/HMO may require planning consent | |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £204,609 | +£14,609 | £54,754 | +£7,254 (3.8%) |
| 5 years | £214,968 | +£24,968 | £62,471 | +£14,971 (7.9%) |
| 7 years | £225,850 | +£35,850 | £70,578 | +£23,078 (12.1%) |
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 | £16,397 | £195,700 | £11,361 | £4,236 | £9,936 | 15.9% |
| Yr 3 | £17,227 | £207,618 | £11,959 | £13,600 | £31,218 | 50.0% |
| Yr 5 | £18,099 | £220,262 | £12,586 | £24,205 | £54,467 | 87.3% |
| Yr 10 | £20,478 | £255,344 | £14,299 | £56,565 | £121,909 | 195.4% |
| Yr 15 | £23,169 | £296,014 | £16,236 | £98,151 | £204,165 | 327.2% |
| Yr 20 | £26,213 | £343,161 | £18,428 | £150,176 | £303,337 | 486.1% |
| Yr 25 | £29,658 | £397,818 | £20,909 | £214,011 | £421,829 | 676.0% |
| Yr 30 | £33,555 | £461,180 | £23,715 | £291,208 | £562,388 | 901.3% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
🌎 Area Profile — RM9 6 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,162 | 7.3% | 4.5% | £-54 | -5.2% |
| Conservative | £1,271 | 8.0% | 5.4% | £200 | 4.8% |
| Base | £1,367 | 8.6% | 6.0% | £353 | 9.2% |
| Optimistic | £1,476 | 9.3% | 6.7% | £521 | 14.2% |
| Bull | £1,613 | 10.2% | 7.5% | £714 | 20.5% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●8.63% |
| Net Yield | ●5.98% |
| Net Annual Income | £11,366 |
| Deductions: void 8% (−£1,312) · mgmt 10% (−£1,640) · maint 10% (−£1,640) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £593 |
| Monthly Cashflow (IO) | ●£354 |
| Cash-on-Cash Return | ●6.8% |
| 5-Year IRR | ●9.2% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £10,800 |
| SDLT Effective Rate | 5.68% |
| SDLT (Company) | £10,800 |
| Section 24 Extra Tax/yr (higher rate) | £1,425 |
| SPV Annual Saving | £2,764 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £220,262 |
| Less: Purchase Price | −£190,000 |
| Less: Buying Costs (SDLT + legal) | −£13,400 |
| Less: Selling Costs (est. 2.5%) | −£5,507 |
| = CGT Net Gain (5yr) | £11,355 |
| CGT at 24% | £2,005 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,162 | 7.3% | 4.5% | £-54 | -5.2% |
| Conservative | £1,271 | 8.0% | 5.4% | £200 | 4.8% |
| Base | £1,367 | 8.6% | 6.0% | £353 | 9.2% |
| Optimistic | £1,476 | 9.3% | 6.7% | £521 | 14.2% |
| Bull | £1,613 | 10.2% | 7.5% | £714 | 20.5% |