103 West One Plaza 2, 11 Cavendish Street, Sheffield
Apartment · 1 bed
Supports major UK property portals
Suggested Offer Range
Already 31.7% below the comparable sales mean — limited negotiation margin. Strong value at current asking price.
Property Details
- Asking Price
- £99,550
- Property Type
- Apartment
- Bedrooms
- 1
- Bathrooms
- N/A
- 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 — 2/10Behavioural signals: Below market value
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £310 |
| ICR (actual) | 2.2x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £99,550 |
| Deposit (25% — 75% LTV) | £24,887 |
| SDLT (additional property, 5% surcharge) | £4,978 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £32,864 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £99,550 | Loan (75% LTV) | £74,662 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £342 |
| Rent needed (1.5×) | £513/mo | Estimated rent | £682/mo |
| Stress ratio | 1.99× (need ≥ 1.5×) +£169 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 | £1,299 |
| SA net/mo | £993 |
| BTL est./mo | £682 |
| SA vs BTL uplift | +£617/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £107,204 | +£7,654 | £28,317 | +£3,429 (3.4%) |
| 5 years | £112,632 | +£13,082 | £32,360 | +£7,473 (7.5%) |
| 7 years | £118,334 | +£18,784 | £36,608 | +£11,721 (11.8%) |
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 | £8,183 | £102,536 | £5,447 | £1,714 | £4,700 | 13.8% |
| Yr 3 | £8,597 | £108,781 | £5,745 | £5,586 | £14,817 | 43.6% |
| Yr 5 | £9,033 | £115,406 | £6,058 | £10,078 | £25,934 | 76.4% |
| Yr 10 | £10,219 | £133,787 | £6,913 | £24,226 | £58,463 | 172.1% |
| Yr 15 | £11,562 | £155,096 | £7,880 | £42,979 | £98,525 | 290.1% |
| Yr 20 | £13,082 | £179,798 | £8,974 | £66,941 | £147,189 | 433.3% |
| Yr 25 | £14,801 | £208,436 | £10,212 | £96,796 | £205,682 | 605.6% |
| Yr 30 | £16,746 | £241,634 | £11,612 | £133,321 | £275,405 | 810.8% |
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 | £580 | 7.0% | 4.1% | £-65 | -7.9% |
| Conservative | £634 | 7.6% | 4.9% | £65 | 2.5% |
| Base | £682 | 8.2% | 5.5% | £143 | 6.9% |
| Optimistic | £737 | 8.9% | 6.1% | £228 | 12.0% |
| Bull | £805 | 9.7% | 6.9% | £326 | 18.3% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●8.22% |
| Net Yield | ●5.47% |
| Net Annual Income | £5,447 |
| Deductions: void 8% (−£655) · mgmt 10% (−£818) · maint 10% (−£818) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £310 |
| Monthly Cashflow (IO) | ●£144 |
| Cash-on-Cash Return | ●5.05% |
| 5-Year IRR | ●6.9% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £4,978 |
| SDLT Effective Rate | 5.0% |
| SDLT (Company) | £4,978 |
| Section 24 Extra Tax/yr (higher rate) | £747 |
| SPV Annual Saving | £1,444 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £115,406 |
| Less: Purchase Price | −£99,550 |
| Less: Buying Costs (SDLT + legal) | −£7,578 |
| Less: Selling Costs (est. 2.5%) | −£2,885 |
| = CGT Net Gain (5yr) | £5,393 |
| CGT at 24% | £574 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £580 | 7.0% | 4.1% | £-65 | -7.9% |
| Conservative | £634 | 7.6% | 4.9% | £65 | 2.5% |
| Base | £682 | 8.2% | 5.5% | £143 | 6.9% |
| Optimistic | £737 | 8.9% | 6.1% | £228 | 12.0% |
| Bull | £805 | 9.7% | 6.9% | £326 | 18.3% |