Town Lands Close,Wombwell,Barnsley,S73 0BQ, S73 0BQ
Apartment · 2 bed
Supports major UK property portals
Suggested Offer Range
Already 32.2% 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
- £65,000
- Property Type
- Apartment
- Bedrooms
- 2
- Bathrooms
- N/A
- Occupancy
- 🔒 Currently Tenanted
- Est. Floor Area
- 581 sqft (est.)
- Article 4 Area
- ✓ No restriction — SA permitted under PD rights
This listing is priced below the postcode sector benchmark.
Motivated Seller Analysis
Watch — 5/10Behavioural signals: 92 days on marketBelow market valueTenanted investment
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £203 |
| ICR (actual) | 2.98x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £65,000 |
| Deposit (25% — 75% LTV) | £16,250 |
| SDLT (additional property, 5% surcharge) | £3,250 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £22,499 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £65,000 | Loan (75% LTV) | £48,750 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £223 |
| Rent needed (1.5×) | £335/mo | Estimated rent | £603/mo |
| Stress ratio | 2.7× (need ≥ 1.5×) +£268 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 | £603 |
| SA vs BTL uplift | +£1,032/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £69,998 | +£4,998 | £18,218 | +£1,968 (3.0%) |
| 5 years | £73,542 | +£8,542 | £20,858 | +£4,608 (7.1%) |
| 7 years | £77,265 | +£12,265 | £23,632 | +£7,382 (11.4%) |
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 | £7,234 | £66,950 | £4,764 | £2,326 | £4,276 | 18.1% |
| Yr 3 | £7,601 | £71,027 | £5,028 | £7,373 | £13,400 | 56.8% |
| Yr 5 | £7,986 | £75,353 | £5,305 | £12,967 | £23,320 | 98.8% |
| Yr 10 | £9,035 | £87,355 | £6,060 | £29,532 | £51,886 | 219.9% |
| Yr 15 | £10,222 | £101,268 | £6,915 | £50,167 | £86,435 | 366.2% |
| Yr 20 | £11,565 | £117,397 | £7,882 | £75,408 | £127,805 | 541.5% |
| Yr 25 | £13,085 | £136,096 | £8,976 | £105,860 | £176,955 | 749.8% |
| Yr 30 | £14,805 | £157,772 | £10,214 | £142,207 | £234,979 | 995.7% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
🌎 Area Profile — S73 0 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £513 | 9.5% | 5.5% | £32 | -2.7% |
| Conservative | £561 | 10.4% | 6.6% | £132 | 6.7% |
| Base | £603 | 11.1% | 7.3% | £194 | 10.7% |
| Optimistic | £651 | 12.0% | 8.2% | £262 | 15.3% |
| Bull | £712 | 13.1% | 9.3% | £341 | 21.1% |
⚠ Condition Flags
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●11.13% |
| Net Yield | ●7.33% |
| Net Annual Income | £4,765 |
| Deductions: void 8% (−£579) · mgmt 10% (−£723) · maint 10% (−£723) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £203 |
| Monthly Cashflow (IO) | ●£194 |
| Cash-on-Cash Return | ●9.86% |
| 5-Year IRR | ●10.7% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £3,250 |
| SDLT Effective Rate | 5.0% |
| SDLT (Company) | £3,250 |
| Section 24 Extra Tax/yr (higher rate) | £487 |
| SPV Annual Saving | £1,246 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £75,353 |
| Less: Purchase Price | −£65,000 |
| Less: Buying Costs (SDLT + legal) | −£5,850 |
| Less: Selling Costs (est. 2.5%) | −£1,884 |
| = CGT Net Gain (5yr) | £2,619 |
| CGT at 24% | £— |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £513 | 9.5% | 5.5% | £32 | -2.7% |
| Conservative | £561 | 10.4% | 6.6% | £132 | 6.7% |
| Base | £603 | 11.1% | 7.3% | £194 | 10.7% |
| Optimistic | £651 | 12.0% | 8.2% | £262 | 15.3% |
| Bull | £712 | 13.1% | 9.3% | £341 | 21.1% |