Claypit Lane, Rawmarsh, Rotherham
Terraced · 2 bed
Supports major UK property portals
Suggested Offer Range
Already 44.6% 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
- £88,000
- Property Type
- Terraced
- Bedrooms
- 2
- Bathrooms
- N/A
- Floor Area
- 861 sqft
- Article 4 Area
- ✓ No restriction — SA permitted under PD rights
This listing is priced below the postcode sector benchmark.
Motivated Seller Analysis
Standard — 3/10Behavioural signals: Below market value
Matched signals:
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £274 |
| ICR (actual) | 2.21x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £88,000 |
| Deposit (25% — 75% LTV) | £22,000 |
| SDLT (additional property, 5% surcharge) | £4,400 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £29,399 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £88,000 | Loan (75% LTV) | £66,000 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £302 |
| Rent needed (1.5×) | £454/mo | Estimated rent | £607/mo |
| Stress ratio | 2.01× (need ≥ 1.5×) +£153 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 | £607 |
| SA vs BTL uplift | +£766/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £94,766 | +£6,766 | £24,941 | +£2,941 (3.3%) |
| 5 years | £99,564 | +£11,564 | £28,515 | +£6,515 (7.4%) |
| 7 years | £104,604 | +£16,604 | £32,270 | +£10,270 (11.7%) |
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 | £7,286 | £90,640 | £4,801 | £1,501 | £4,141 | 13.6% |
| Yr 3 | £7,655 | £96,160 | £5,067 | £4,900 | £13,060 | 42.8% |
| Yr 5 | £8,043 | £102,016 | £5,346 | £8,851 | £22,867 | 75.0% |
| Yr 10 | £9,100 | £118,265 | £6,107 | £21,325 | £51,590 | 169.1% |
| Yr 15 | £10,295 | £137,101 | £6,968 | £37,900 | £87,001 | 285.2% |
| Yr 20 | £11,648 | £158,938 | £7,942 | £59,113 | £130,050 | 426.4% |
| Yr 25 | £13,179 | £184,252 | £9,044 | £85,574 | £181,826 | 596.2% |
| Yr 30 | £14,911 | £213,599 | £10,291 | £117,973 | £243,572 | 798.6% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
🌎 Area Profile — S62 7 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £516 | 7.0% | 4.1% | £-59 | -8.2% |
| Conservative | £565 | 7.7% | 4.9% | £56 | 2.2% |
| Base | £607 | 8.3% | 5.5% | £125 | 6.6% |
| Optimistic | £656 | 8.9% | 6.1% | £201 | 11.6% |
| Bull | £716 | 9.8% | 6.9% | £287 | 17.9% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●8.28% |
| Net Yield | ●5.45% |
| Net Annual Income | £4,799 |
| Deductions: void 8% (−£583) · mgmt 10% (−£729) · maint 10% (−£729) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £274 |
| Monthly Cashflow (IO) | ●£126 |
| Cash-on-Cash Return | ●4.91% |
| 5-Year IRR | ●6.6% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £4,400 |
| SDLT Effective Rate | 5.0% |
| SDLT (Company) | £4,400 |
| Section 24 Extra Tax/yr (higher rate) | £660 |
| SPV Annual Saving | £1,296 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £102,016 |
| Less: Purchase Price | −£88,000 |
| Less: Buying Costs (SDLT + legal) | −£7,000 |
| Less: Selling Costs (est. 2.5%) | −£2,550 |
| = CGT Net Gain (5yr) | £4,466 |
| CGT at 24% | £352 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £516 | 7.0% | 4.1% | £-59 | -8.2% |
| Conservative | £565 | 7.7% | 4.9% | £56 | 2.2% |
| Base | £607 | 8.3% | 5.5% | £125 | 6.6% |
| Optimistic | £656 | 8.9% | 6.1% | £201 | 11.6% |
| Bull | £716 | 9.8% | 6.9% | £287 | 17.9% |