Cuthbert Cooper Place, Darnall, Sheffield
Apartment · 2 bed
Supports major UK property portals
Suggested Offer Range
Already 30.1% below the comparable sales mean — limited negotiation margin. Strong value at current asking price.
Property Details
- Asking Price
- £62,500
- Property Type
- Apartment
- Bedrooms
- 2
- Bathrooms
- N/A
- Est. Floor Area
- 635 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: 86 days on marketBelow market value
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £195 |
| ICR (actual) | 4.26x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £62,500 |
| Deposit (25% — 75% LTV) | £15,625 |
| SDLT (additional property, 5% surcharge) | £3,125 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £21,749 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £62,500 | Loan (75% LTV) | £46,875 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £215 |
| Rent needed (1.5×) | £322/mo | Estimated rent | £830/mo |
| Stress ratio | 3.86× (need ≥ 1.5×) +£508 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 | £1,635 |
| SA net/mo | £1,289 |
| BTL est./mo | £830 |
| SA vs BTL uplift | +£805/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £67,306 | +£4,806 | £17,488 | +£1,863 (3.0%) |
| 5 years | £70,713 | +£8,213 | £20,026 | +£4,401 (7.0%) |
| 7 years | £74,293 | +£11,793 | £22,693 | +£7,068 (11.3%) |
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 | £9,962 | £64,375 | £6,728 | £4,384 | £6,259 | 27.4% |
| Yr 3 | £10,467 | £68,295 | £7,091 | £13,695 | £19,491 | 85.3% |
| Yr 5 | £10,997 | £72,455 | £7,473 | £23,760 | £33,715 | 147.5% |
| Yr 10 | £12,442 | £83,995 | £8,513 | £52,474 | £73,969 | 323.7% |
| Yr 15 | £14,077 | £97,373 | £9,690 | £86,794 | £121,667 | 532.5% |
| Yr 20 | £15,927 | £112,882 | £11,022 | £127,457 | £177,839 | 778.3% |
| Yr 25 | £18,019 | £130,861 | £12,529 | £175,295 | £243,656 | 1066.3% |
| Yr 30 | £20,387 | £151,704 | £14,234 | £231,252 | £320,455 | 1402.4% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
🌎 Area Profile — S9 1 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £706 | 13.5% | 8.1% | £168 | 8.5% |
| Conservative | £772 | 14.8% | 9.7% | £288 | 16.4% |
| Base | £830 | 15.9% | 10.8% | £365 | 19.8% |
| Optimistic | £896 | 17.2% | 12.0% | £450 | 23.8% |
| Bull | £979 | 18.8% | 13.6% | £551 | 29.0% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●15.94% |
| Net Yield | ●10.76% |
| Net Annual Income | £6,726 |
| Deductions: void 8% (−£797) · mgmt 10% (−£996) · maint 10% (−£996) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £195 |
| Monthly Cashflow (IO) | ●£366 |
| Cash-on-Cash Return | ●19.18% |
| 5-Year IRR | ●19.8% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £3,125 |
| SDLT Effective Rate | 5.0% |
| SDLT (Company) | £3,125 |
| Section 24 Extra Tax/yr (higher rate) | £469 |
| SPV Annual Saving | £1,622 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £72,455 |
| Less: Purchase Price | −£62,500 |
| Less: Buying Costs (SDLT + legal) | −£5,725 |
| Less: Selling Costs (est. 2.5%) | −£1,811 |
| = CGT Net Gain (5yr) | £2,419 |
| CGT at 24% | £— |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £706 | 13.5% | 8.1% | £168 | 8.5% |
| Conservative | £772 | 14.8% | 9.7% | £288 | 16.4% |
| Base | £830 | 15.9% | 10.8% | £365 | 19.8% |
| Optimistic | £896 | 17.2% | 12.0% | £450 | 23.8% |
| Bull | £979 | 18.8% | 13.6% | £551 | 29.0% |