Watson Road, Worksop
Detached · 3 bed
Supports major UK property portals
Suggested Offer Range
Already 38.5% below the comparable sales mean — limited negotiation margin. Strong value at current asking price.
Property Details
- Asking Price
- £250,000
- Property Type
- Detached
- Bedrooms
- 3
- Number of Units
- 3 units
- Bathrooms
- N/A
- Floor Area
- 635 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 | £780 |
| ICR (actual) | 2.14x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £250,000 |
| Deposit (25% — 75% LTV) | £62,500 |
| SDLT (additional property, 5% surcharge) | £15,000 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £80,499 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £250,000 | Loan (75% LTV) | £187,500 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £859 |
| Rent needed (1.5×) | £1,289/mo | Estimated rent | £787/mo |
| Stress ratio | 0.92× (need ≥ 1.5×) £502 shortfall | ||
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 | £1,839 |
| SA net/mo | £1,468 |
| BTL est./mo | £1,667 |
| SA vs BTL uplift | +£172/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £269,223 | +£19,223 | £72,291 | +£9,791 (3.9%) |
| 5 years | £282,852 | +£32,852 | £82,445 | +£19,945 (8.0%) |
| 7 years | £297,171 | +£47,171 | £93,113 | +£30,613 (12.2%) |
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 | £20,000 | £257,500 | £13,955 | £4,580 | £12,080 | 14.8% |
| Yr 3 | £21,012 | £273,182 | £14,684 | £14,829 | £38,011 | 46.6% |
| Yr 5 | £22,076 | £289,819 | £15,450 | £26,591 | £66,410 | 81.4% |
| Yr 10 | £24,977 | £335,979 | £17,539 | £63,129 | £149,108 | 182.7% |
| Yr 15 | £28,259 | £389,492 | £19,902 | £110,920 | £250,412 | 306.9% |
| Yr 20 | £31,973 | £451,528 | £22,576 | £171,443 | £372,971 | 457.1% |
| Yr 25 | £36,175 | £523,444 | £25,601 | £246,372 | £519,816 | 637.0% |
| Yr 30 | £40,928 | £606,816 | £29,023 | £337,599 | £694,415 | 851.0% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
🌎 Area Profile — S80 3 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,417 | 6.8% | 4.2% | £-132 | -6.6% |
| Conservative | £1,550 | 7.4% | 5.0% | £189 | 3.6% |
| Base | £1,667 | 8.0% | 5.6% | £382 | 8.1% |
| Optimistic | £1,800 | 8.6% | 6.2% | £592 | 13.2% |
| Bull | £1,967 | 9.4% | 7.0% | £833 | 19.7% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●8.0% |
| Net Yield | ●5.58% |
| Net Annual Income | £13,958 |
| Deductions: void 8% (−£1,600) · mgmt 10% (−£2,000) · maint 10% (−£2,000) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £780 |
| Monthly Cashflow (IO) | ●£383 |
| Cash-on-Cash Return | ●5.62% |
| 5-Year IRR | ●8.1% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £15,000 |
| SDLT Effective Rate | 6.0% |
| SDLT (Company) | £15,000 |
| Section 24 Extra Tax/yr (higher rate) | £1,875 |
| SPV Annual Saving | £3,380 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £289,819 |
| Less: Purchase Price | −£250,000 |
| Less: Buying Costs (SDLT + legal) | −£17,600 |
| Less: Selling Costs (est. 2.5%) | −£7,245 |
| = CGT Net Gain (5yr) | £14,974 |
| CGT at 24% | £2,874 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,417 | 6.8% | 4.2% | £-132 | -6.6% |
| Conservative | £1,550 | 7.4% | 5.0% | £189 | 3.6% |
| Base | £1,667 | 8.0% | 5.6% | £382 | 8.1% |
| Optimistic | £1,800 | 8.6% | 6.2% | £592 | 13.2% |
| Bull | £1,967 | 9.4% | 7.0% | £833 | 19.7% |