Holmesdale Road, North Holmwood, Dorking
Apartment · 2 bed
Supports major UK property portals
Suggested Offer Range
Already 17.7% 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
- £215,000
- Property Type
- Apartment
- Bedrooms
- 2
- Bathrooms
- N/A
- Est. Floor Area
- 525 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 — 1/10Behavioural signals: 81 days on market
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £671 |
| ICR (actual) | 2.15x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £215,000 |
| Deposit (25% — 75% LTV) | £53,750 |
| SDLT (additional property, 5% surcharge) | £12,550 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £69,299 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £215,000 | Loan (75% LTV) | £161,250 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £739 |
| Rent needed (1.5×) | £1,109/mo | Estimated rent | £1,440/mo |
| Stress ratio | 1.95× (need ≥ 1.5×) +£331 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 | £1,518 |
| SA net/mo | £1,186 |
| BTL est./mo | £1,440 |
| SA vs BTL uplift | +£78/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £231,531 | +£16,531 | £62,061 | +£8,311 (3.9%) |
| 5 years | £243,253 | +£28,253 | £70,793 | +£17,043 (7.9%) |
| 7 years | £255,567 | +£40,567 | £79,968 | +£26,218 (12.2%) |
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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Location
Comparable Sales in RH5 4
🔍 Filtered to 2-bedroom comparable sales only.
| Address | Type | Beds | Price | £/sqft | Date | Distance |
|---|---|---|---|---|---|---|
| 8, THROWER PLACE, RH5 4GD | Flat | 2 | £217,250 | £288 | 08/08/25 | 0.48 mi |
| 22, BREAKSPEAR GARDENS, RH5 4BF | Flat | 2 | £283,000 | £381 | 19/05/25 | 2.22 mi |
| 22, BREAKSPEAR GARDENS, RH5 4BF | Flat | 2 | £283,000 | £381 | 19/05/25 | 2.22 mi |
■ Above subject ■ Below subject
Based on 10 comparable sales — Full Range (grey) · Typical IQR (blue) · Fair Value CI (light blue) · | Median · | Mean · Asking (▲)
ⓘ Bedroom counts are not available from Land Registry records. Comparables are matched by postcode sector and property type only.
📈 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 | £17,286 | £221,450 | £12,001 | £3,938 | £10,388 | 14.8% |
| Yr 3 | £18,161 | £234,936 | £12,631 | £12,756 | £32,693 | 46.4% |
| Yr 5 | £19,081 | £249,244 | £13,293 | £22,882 | £57,126 | 81.1% |
| Yr 10 | £21,588 | £288,942 | £15,098 | £54,361 | £128,303 | 182.2% |
| Yr 15 | £24,425 | £334,963 | £17,141 | £95,567 | £215,530 | 306.2% |
| Yr 20 | £27,634 | £388,314 | £19,452 | £147,777 | £321,091 | 456.1% |
| Yr 25 | £31,266 | £450,162 | £22,066 | £212,437 | £447,600 | 635.8% |
| Yr 30 | £35,374 | £521,861 | £25,024 | £291,185 | £598,046 | 849.5% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
Planning Applications Nearby (within 0.5 miles)
🌎 Area Profile — RH5 4 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,224 | 6.8% | 4.2% | £-115 | -6.7% |
| Conservative | £1,339 | 7.5% | 5.0% | £161 | 3.6% |
| Base | £1,440 | 8.0% | 5.6% | £328 | 8.0% |
| Optimistic | £1,555 | 8.7% | 6.2% | £509 | 13.1% |
| Bull | £1,699 | 9.5% | 7.0% | £717 | 19.6% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●8.04% |
| Net Yield | ●5.58% |
| Net Annual Income | £11,997 |
| Deductions: void 8% (−£1,383) · mgmt 10% (−£1,729) · maint 10% (−£1,729) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £671 |
| Monthly Cashflow (IO) | ●£329 |
| Cash-on-Cash Return | ●5.59% |
| 5-Year IRR | ●8.0% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £12,550 |
| SDLT Effective Rate | 5.84% |
| SDLT (Company) | £12,550 |
| Section 24 Extra Tax/yr (higher rate) | £1,613 |
| SPV Annual Saving | £2,933 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £249,244 |
| Less: Purchase Price | −£215,000 |
| Less: Buying Costs (SDLT + legal) | −£15,150 |
| Less: Selling Costs (est. 2.5%) | −£6,231 |
| = CGT Net Gain (5yr) | £12,863 |
| CGT at 24% | £2,367 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,224 | 6.8% | 4.2% | £-115 | -6.7% |
| Conservative | £1,339 | 7.5% | 5.0% | £161 | 3.6% |
| Base | £1,440 | 8.0% | 5.6% | £328 | 8.0% |
| Optimistic | £1,555 | 8.7% | 6.2% | £509 | 13.1% |
| Bull | £1,699 | 9.5% | 7.0% | £717 | 19.6% |