Middle Hay View, Gleadless Valley S14 1QN, S14 1QN
Terraced · 2 bed
Supports major UK property portals
Suggested Offer Range
Already 42.6% below the comparable sales mean — limited negotiation margin. Strong value at current asking price.
Property Details
- Asking Price
- £75,000
- Property Type
- Terraced
- Bedrooms
- 2
- Bathrooms
- N/A
- Est. Floor Area
- 861 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 — 6/10Behavioural signals: 81 days on marketBelow market value
Matched signals:
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £234 |
| ICR (actual) | 3.55x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £75,000 |
| Deposit (25% — 75% LTV) | £18,750 |
| SDLT (additional property, 5% surcharge) | £3,750 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £25,499 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £75,000 | Loan (75% LTV) | £56,250 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £258 |
| Rent needed (1.5×) | £387/mo | Estimated rent | £830/mo |
| Stress ratio | 3.22× (need ≥ 1.5×) +£443 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 | £1,373 |
| SA net/mo | £1,058 |
| BTL est./mo | £830 |
| SA vs BTL uplift | +£543/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £80,767 | +£5,767 | £21,141 | +£2,391 (3.2%) |
| 5 years | £84,856 | +£9,856 | £24,187 | +£5,437 (7.2%) |
| 7 years | £89,151 | +£14,151 | £27,388 | +£8,638 (11.5%) |
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 | £9,960 | £77,250 | £6,726 | £3,914 | £6,164 | 23.2% |
| Yr 3 | £10,464 | £81,955 | £7,089 | £12,283 | £19,238 | 72.3% |
| Yr 5 | £10,994 | £86,946 | £7,471 | £21,407 | £33,352 | 125.4% |
| Yr 10 | £12,439 | £100,794 | £8,511 | £47,767 | £73,560 | 276.5% |
| Yr 15 | £14,073 | £116,848 | £9,688 | £79,731 | £121,578 | 457.1% |
| Yr 20 | £15,923 | £135,458 | £11,019 | £118,036 | £178,494 | 671.0% |
| Yr 25 | £18,015 | £157,033 | £12,526 | £163,515 | £245,548 | 923.1% |
| Yr 30 | £20,382 | £182,045 | £14,230 | £217,110 | £324,155 | 1218.6% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
🌎 Area Profile — S14 1 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £706 | 11.3% | 6.7% | £117 | 3.5% |
| Conservative | £772 | 12.4% | 8.1% | £245 | 12.0% |
| Base | £830 | 13.3% | 9.0% | £326 | 15.8% |
| Optimistic | £896 | 14.3% | 10.0% | £415 | 20.1% |
| Bull | £979 | 15.7% | 11.3% | £520 | 25.7% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●13.28% |
| Net Yield | ●8.97% |
| Net Annual Income | £6,726 |
| Deductions: void 8% (−£797) · mgmt 10% (−£996) · maint 10% (−£996) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £234 |
| Monthly Cashflow (IO) | ●£326 |
| Cash-on-Cash Return | ●14.71% |
| 5-Year IRR | ●15.8% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £3,750 |
| SDLT Effective Rate | 5.0% |
| SDLT (Company) | £3,750 |
| Section 24 Extra Tax/yr (higher rate) | £562 |
| SPV Annual Saving | £1,647 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £86,946 |
| Less: Purchase Price | −£75,000 |
| Less: Buying Costs (SDLT + legal) | −£6,350 |
| Less: Selling Costs (est. 2.5%) | −£2,174 |
| = CGT Net Gain (5yr) | £3,422 |
| CGT at 24% | £101 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £706 | 11.3% | 6.7% | £117 | 3.5% |
| Conservative | £772 | 12.4% | 8.1% | £245 | 12.0% |
| Base | £830 | 13.3% | 9.0% | £326 | 15.8% |
| Optimistic | £896 | 14.3% | 10.0% | £415 | 20.1% |
| Bull | £979 | 15.7% | 11.3% | £520 | 25.7% |