Vivian Road, Sheffield, S5
House of Multiple Occupation · 4 bed
Supports major UK property portals
Suggested Offer Range
Already 24.9% 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
- £155,000
- Property Type
- House of Multiple Occupation
- Bedrooms
- 4
- Bathrooms
- N/A
- Floor Area
- 1109 sqft
- 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: 108 days on market
Matched signals:
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £483 |
| ICR (actual) | 2.75x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £155,000 |
| Deposit (25% — 75% LTV) | £38,750 |
| SDLT (additional property, 5% surcharge) | £8,350 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £50,099 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £155,000 | Loan (75% LTV) | £116,250 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £533 |
| Rent needed (1.5×) | £799/mo | Estimated rent | £1,329/mo |
| Stress ratio | 2.49× (need ≥ 1.5×) +£530 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 | £2,014 |
| SA net/mo | £1,622 |
| BTL est./mo | £1,329 |
| SA vs BTL uplift | +£685/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £166,918 | +£11,918 | £44,524 | +£5,774 (3.7%) |
| 5 years | £175,368 | +£20,368 | £50,819 | +£12,069 (7.8%) |
| 7 years | £184,246 | +£29,246 | £57,433 | +£18,683 (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 | £15,949 | £159,650 | £11,039 | £5,226 | £9,876 | 19.3% |
| Yr 3 | £16,757 | £169,373 | £11,620 | £16,547 | £30,920 | 60.4% |
| Yr 5 | £17,605 | £179,687 | £12,231 | £29,074 | £53,762 | 105.0% |
| Yr 10 | £19,919 | £208,307 | £13,896 | £66,081 | £119,388 | 233.2% |
| Yr 15 | £22,536 | £241,485 | £15,781 | £112,061 | £198,546 | 387.8% |
| Yr 20 | £25,498 | £279,947 | £17,913 | £168,196 | £293,143 | 572.5% |
| Yr 25 | £28,848 | £324,536 | £20,326 | £235,818 | £405,354 | 791.7% |
| Yr 30 | £32,639 | £376,226 | £23,055 | £316,438 | £537,664 | 1050.1% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
🌎 Area Profile — S5 7 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,130 | 8.7% | 5.4% | £68 | -1.2% |
| Conservative | £1,236 | 9.6% | 6.4% | £295 | 8.2% |
| Base | £1,329 | 10.3% | 7.1% | £435 | 12.4% |
| Optimistic | £1,435 | 11.1% | 7.9% | £589 | 17.1% |
| Bull | £1,568 | 12.1% | 8.9% | £767 | 23.2% |
⚠ Condition Flags
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●10.29% |
| Net Yield | ●7.12% |
| Net Annual Income | £11,038 |
| Deductions: void 8% (−£1,276) · mgmt 10% (−£1,595) · maint 10% (−£1,595) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £483 |
| Monthly Cashflow (IO) | ●£437 |
| Cash-on-Cash Return | ●10.21% |
| 5-Year IRR | ●12.4% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £8,350 |
| SDLT Effective Rate | 5.39% |
| SDLT (Company) | £8,350 |
| Section 24 Extra Tax/yr (higher rate) | £1,163 |
| SPV Annual Saving | £2,635 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £179,687 |
| Less: Purchase Price | −£155,000 |
| Less: Buying Costs (SDLT + legal) | −£10,950 |
| Less: Selling Costs (est. 2.5%) | −£4,492 |
| = CGT Net Gain (5yr) | £9,245 |
| CGT at 24% | £1,499 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,130 | 8.7% | 5.4% | £68 | -1.2% |
| Conservative | £1,236 | 9.6% | 6.4% | £295 | 8.2% |
| Base | £1,329 | 10.3% | 7.1% | £435 | 12.4% |
| Optimistic | £1,435 | 11.1% | 7.9% | £589 | 17.1% |
| Bull | £1,568 | 12.1% | 8.9% | £767 | 23.2% |