Edward Street, SHEFFIELD
Apartment · 4 bed
Supports major UK property portals
Suggested Offer Range
Already 10.9% below the comparable sales mean — some negotiation possible but limited margin.
Property Details
- Asking Price
- £130,000
- Property Type
- Apartment
- Bedrooms
- 4
- Bathrooms
- N/A
- Occupancy
- 🔒 Currently Tenanted
- Est. Floor Area
- 640 sqft (est.)
- 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: 93 days on marketTenanted investment
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £405 |
| ICR (actual) | 3.28x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £130,000 |
| Deposit (25% — 75% LTV) | £32,500 |
| SDLT (additional property, 5% surcharge) | £6,600 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £42,099 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £130,000 | Loan (75% LTV) | £97,500 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £447 |
| Rent needed (1.5×) | £670/mo | Estimated rent | £1,329/mo |
| Stress ratio | 2.97× (need ≥ 1.5×) +£659 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 | £139,996 | +£9,996 | £37,217 | +£4,717 (3.6%) |
| 5 years | £147,083 | +£17,083 | £42,497 | +£9,997 (7.7%) |
| 7 years | £154,529 | +£24,529 | £48,044 | +£15,544 (12.0%) |
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 | £15,951 | £133,900 | £11,040 | £6,165 | £10,065 | 23.3% |
| Yr 3 | £16,759 | £142,055 | £11,621 | £19,363 | £31,417 | 72.7% |
| Yr 5 | £17,607 | £150,706 | £12,232 | £33,767 | £54,473 | 126.1% |
| Yr 10 | £19,921 | £174,709 | £13,898 | £75,468 | £120,177 | 278.2% |
| Yr 15 | £22,538 | £202,536 | £15,783 | £126,143 | £198,679 | 459.9% |
| Yr 20 | £25,500 | £234,794 | £17,915 | £186,973 | £291,768 | 675.4% |
| Yr 25 | £28,851 | £272,191 | £20,328 | £259,292 | £401,483 | 929.4% |
| Yr 30 | £32,642 | £315,544 | £23,057 | £344,610 | £530,154 | 1227.2% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
🌎 Area Profile — S3 8 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,130 | 10.4% | 6.4% | £169 | 3.5% |
| Conservative | £1,236 | 11.4% | 7.6% | £381 | 12.3% |
| Base | £1,329 | 12.3% | 8.5% | £514 | 16.2% |
| Optimistic | £1,435 | 13.2% | 9.5% | £659 | 20.7% |
| Bull | £1,568 | 14.5% | 10.7% | £830 | 26.5% |
⚠ Condition Flags
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●12.27% |
| Net Yield | ●8.49% |
| 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 | £405 |
| Monthly Cashflow (IO) | ●£515 |
| Cash-on-Cash Return | ●14.27% |
| 5-Year IRR | ●16.2% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £6,600 |
| SDLT Effective Rate | 5.08% |
| SDLT (Company) | £6,600 |
| Section 24 Extra Tax/yr (higher rate) | £975 |
| SPV Annual Saving | £2,587 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £150,706 |
| Less: Purchase Price | −£130,000 |
| Less: Buying Costs (SDLT + legal) | −£9,200 |
| Less: Selling Costs (est. 2.5%) | −£3,768 |
| = CGT Net Gain (5yr) | £7,738 |
| CGT at 24% | £1,137 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,130 | 10.4% | 6.4% | £169 | 3.5% |
| Conservative | £1,236 | 11.4% | 7.6% | £381 | 12.3% |
| Base | £1,329 | 12.3% | 8.5% | £514 | 16.2% |
| Optimistic | £1,435 | 13.2% | 9.5% | £659 | 20.7% |
| Bull | £1,568 | 14.5% | 10.7% | £830 | 26.5% |