Blunden Close, DAGENHAM, RM8
Terraced · 1 bed
Supports major UK property portals
Suggested Offer Range
Already 32.5% below the comparable sales mean — limited negotiation margin. Strong value at current asking price.
Property Details
- Asking Price
- £285,000
- Property Type
- Terraced
- Bedrooms
- 1
- Bathrooms
- N/A
- Est. Floor Area
- 807 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 | £889 |
| ICR (actual) | 1.54x |
| Feasibility | MARGINAL |
| Notes: Rental coverage 110% — below standard 145% threshold, may need larger deposit | |
| 💲 Total Cash Required | |
| Purchase Price | £285,000 |
| Deposit (25% — 75% LTV) | £71,250 |
| SDLT (additional property, 5% surcharge) | £18,500 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £92,749 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £285,000 | Loan (75% LTV) | £213,750 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £980 |
| Rent needed (1.5×) | £1,470/mo | Estimated rent | £1,367/mo |
| Stress ratio | 1.4× (need ≥ 1.5×) £103 shortfall | ||
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 | £626 |
| SA net/mo | £401 |
| BTL est./mo | £1,368 |
| SA vs BTL uplift | £-742/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £306,914 | +£21,914 | £82,521 | +£11,271 (4.0%) |
| 5 years | £322,451 | +£37,451 | £94,096 | +£22,846 (8.0%) |
| 7 years | £338,775 | +£53,775 | £106,258 | +£35,008 (12.3%) |
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 | £16,416 | £293,550 | £11,375 | £687 | £9,237 | 9.8% |
| Yr 3 | £17,247 | £311,427 | £11,973 | £2,955 | £29,382 | 31.3% |
| Yr 5 | £18,120 | £330,393 | £12,602 | £6,465 | £51,858 | 55.3% |
| Yr 10 | £20,501 | £383,016 | £14,316 | £21,094 | £119,110 | 126.9% |
| Yr 15 | £23,195 | £444,021 | £16,256 | £44,959 | £203,980 | 217.3% |
| Yr 20 | £26,243 | £514,742 | £18,450 | £79,276 | £309,017 | 329.3% |
| Yr 25 | £29,692 | £596,727 | £20,933 | £125,416 | £437,143 | 465.8% |
| Yr 30 | £33,594 | £691,770 | £23,743 | £184,934 | £591,704 | 630.5% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
🌎 Area Profile — RM8 2 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,162 | 4.9% | 3.0% | £-440 | -12.7% |
| Conservative | £1,271 | 5.4% | 3.6% | £-127 | -1.5% |
| Base | £1,367 | 5.8% | 4.0% | £57 | 3.2% |
| Optimistic | £1,476 | 6.2% | 4.4% | £254 | 8.7% |
| Bull | £1,613 | 6.8% | 5.0% | £476 | 15.5% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●5.76% |
| Net Yield | ●3.99% |
| Net Annual Income | £11,366 |
| Deductions: void 8% (−£1,313) · mgmt 10% (−£1,642) · maint 10% (−£1,642) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £889 |
| Monthly Cashflow (IO) | ●£58 |
| Cash-on-Cash Return | ●0.72% |
| 5-Year IRR | ●3.2% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £18,500 |
| SDLT Effective Rate | 6.49% |
| SDLT (Company) | £18,500 |
| Section 24 Extra Tax/yr (higher rate) | £2,138 |
| SPV Annual Saving | £2,942 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £330,393 |
| Less: Purchase Price | −£285,000 |
| Less: Buying Costs (SDLT + legal) | −£21,100 |
| Less: Selling Costs (est. 2.5%) | −£8,260 |
| = CGT Net Gain (5yr) | £16,033 |
| CGT at 24% | £3,128 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,162 | 4.9% | 3.0% | £-440 | -12.7% |
| Conservative | £1,271 | 5.4% | 3.6% | £-127 | -1.5% |
| Base | £1,367 | 5.8% | 4.0% | £57 | 3.2% |
| Optimistic | £1,476 | 6.2% | 4.4% | £254 | 8.7% |
| Bull | £1,613 | 6.8% | 5.0% | £476 | 15.5% |