Wombwell Road, Platts Common, Hoyland, Barnsley, S74 9
Detached · 4 bed
Supports major UK property portals
Suggested Offer Range
Already 35.4% below the comparable sales mean — limited negotiation margin. Strong value at current asking price.
Property Details
- Asking Price
- £220,000
- Property Type
- Detached
- Bedrooms
- 4
- Bathrooms
- N/A
- Est. Floor Area
- 1346 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 — 4/10Behavioural signals: 143 days on marketBelow market value
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £686 |
| ICR (actual) | 1.53x |
| Feasibility | MARGINAL |
| Notes: Rental coverage 109% — below standard 145% threshold, may need larger deposit | |
| 💲 Total Cash Required | |
| Purchase Price | £220,000 |
| Deposit (25% — 75% LTV) | £55,000 |
| SDLT (additional property, 5% surcharge) | £12,900 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £70,899 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £220,000 | Loan (75% LTV) | £165,000 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £756 |
| Rent needed (1.5×) | £1,134/mo | Estimated rent | £1,047/mo |
| Stress ratio | 1.38× (need ≥ 1.5×) £87 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 | £2,615 |
| SA net/mo | £2,151 |
| BTL est./mo | £1,047 |
| SA vs BTL uplift | +£1,568/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £236,916 | +£16,916 | £63,522 | +£8,522 (3.9%) |
| 5 years | £248,910 | +£28,910 | £72,458 | +£17,458 (7.9%) |
| 7 years | £261,511 | +£41,511 | £81,846 | +£26,846 (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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Location
Comparable Sales in S74 0
🔍 Filtered to 4-bedroom comparable sales only.
| Address | Type | Beds | Price | £/sqft | Date | Distance |
|---|---|---|---|---|---|---|
| 34, WORSBROUGH ROAD, S74 0RG | Detached | 4 | £260,000 | £205 | 27/02/26 | 0.42 mi |
| 19, SUNNYBROOK CLOSE, S74 0QG | Detached | 4 | £425,000 | £313 | 23/09/25 | 1.03 mi |
| THE OLD METHODIST CHURCH, WENTWORTH ROAD, S74 0RL | Detached | 4 | £350,000 | £241 | 27/05/25 | 0.32 mi |
| 7, ROTHER CROFT, S74 0AF | Detached | 4 | £326,500 | £245 | 20/05/25 | 0.43 mi |
■ Above subject ■ Below subject
Based on 10 comparable sales — Full Range (grey) · Typical IQR (blue) · Fair Value CI (light blue) · | Median · | Mean · Asking (▲)
ⓘ Bedroom counts are not available from Land Registry records. Comparables are matched by postcode sector and property type only.
📈 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 | £12,562 | £226,600 | £8,600 | £350 | £6,950 | 9.7% |
| Yr 3 | £13,198 | £240,400 | £9,058 | £1,733 | £22,133 | 30.7% |
| Yr 5 | £13,866 | £255,040 | £9,539 | £4,067 | £39,107 | 54.3% |
| Yr 10 | £15,688 | £295,662 | £10,851 | £14,381 | £90,042 | 125.1% |
| Yr 15 | £17,750 | £342,753 | £12,335 | £31,763 | £154,516 | 214.6% |
| Yr 20 | £20,082 | £397,344 | £14,014 | £57,142 | £234,487 | 325.7% |
| Yr 25 | £22,721 | £460,631 | £15,914 | £91,570 | £332,201 | 461.4% |
| Yr 30 | £25,707 | £533,998 | £18,064 | £136,234 | £450,232 | 625.3% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
Planning Applications Nearby (within 0.5 miles)
🌎 Area Profile — S74 0 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £890 | 4.9% | 3.0% | £-352 | -12.9% |
| Conservative | £974 | 5.3% | 3.5% | £-112 | -1.6% |
| Base | £1,047 | 5.7% | 3.9% | £29 | 3.2% |
| Optimistic | £1,131 | 6.2% | 4.4% | £181 | 8.6% |
| Bull | £1,235 | 6.7% | 4.9% | £352 | 15.5% |
⚠ Condition Flags
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●5.71% |
| Net Yield | ●3.91% |
| Net Annual Income | £8,601 |
| Deductions: void 8% (−£1,005) · mgmt 10% (−£1,256) · maint 10% (−£1,256) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £686 |
| Monthly Cashflow (IO) | ●£31 |
| Cash-on-Cash Return | ●0.49% |
| 5-Year IRR | ●3.2% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £12,900 |
| SDLT Effective Rate | 5.86% |
| SDLT (Company) | £12,900 |
| Section 24 Extra Tax/yr (higher rate) | £1,650 |
| SPV Annual Saving | £2,282 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £255,040 |
| Less: Purchase Price | −£220,000 |
| Less: Buying Costs (SDLT + legal) | −£15,500 |
| Less: Selling Costs (est. 2.5%) | −£6,376 |
| = CGT Net Gain (5yr) | £13,164 |
| CGT at 24% | £2,439 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £890 | 4.9% | 3.0% | £-352 | -12.9% |
| Conservative | £974 | 5.3% | 3.5% | £-112 | -1.6% |
| Base | £1,047 | 5.7% | 3.9% | £29 | 3.2% |
| Optimistic | £1,131 | 6.2% | 4.4% | £181 | 8.6% |
| Bull | £1,235 | 6.7% | 4.9% | £352 | 15.5% |