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Semi-Detached · 3 bed
Supports major UK property portals
Suggested Offer Range
Already 13% below the comparable sales mean — some negotiation possible but limited margin.
🔨 Refurb Cost Estimate
AI condition score: 4/10 · London rates
| Room | Estimated Refurb Cost |
|---|---|
| Kitchen | £5,450 |
| Bathroom | £4,000 |
| Living Room | £2,350 |
| Hallway / Stairs | £900 |
| Master Bedroom | £1,800 |
| Bedroom 2 | £1,800 |
| Bedroom 3 | £1,800 |
| Total Estimated Refurb | £17,400 |
⚠ Indicative estimates only. Based on photo condition score and regional benchmarks for a typical 2–3 bed property. Always obtain contractor quotes before committing to a refurb budget. Photo AI may over-flag minor cosmetic issues.
Property Details
- Asking Price
- £450,000
- Property Type
- Semi-Detached
- Bedrooms
- 3
- Bathrooms
- N/A
- Est. Floor Area
- 1,000–1,100 sqft (est.)
- Article 4 Area
- ⚠️ Yes — SA/HMO may need planning consent
This listing is priced below the postcode sector benchmark.
Comparable Sales in this postcode sector
🔍 Filtered to 3-bedroom comparable sales only.
| Address | Type | Beds | Price | £/sqft | Date | Distance |
|---|---|---|---|---|---|---|
| Sector sale 1 | Semi | 3 | — | — | — | — |
| Sector sale 2 | Semi | 3 | — | — | — | — |
| Sector sale 3 | Semi | 3 | — | — | — | — |
| Sector sale 4 | Semi | 3 | — | — | — | — |
■ Above subject ■ Below subject
Based on 4 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.
Location
Motivated Seller Analysis
Standard — 3/10Behavioural signals: 89 days on marketBelow market value
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £1,403 |
| ICR (actual) | 1.55x |
| Feasibility | MARGINAL |
| Notes: Rental coverage 111% — below standard 145% threshold, may need larger deposit | |
| 💲 Total Cash Required | |
| Purchase Price | £450,000 |
| Deposit (25% — 75% LTV) | £112,500 |
| SDLT (additional property, 5% surcharge) | £35,000 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £150,499 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
Tests lender affordability (rent vs. mortgage interest) — a different calculation from the BRRR Strategy card above, which tests capital recycled via refinance.
| Purchase price | £450,000 | Loan (75% LTV) | £337,500 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £1,547 |
| Rent needed (1.5×) | £2,320/mo | Estimated rent | £2,180/mo |
| Stress ratio | 1.41× (need ≥ 1.5×) £140 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 (a flat UK-wide assumption — not adjusted for this property's specific location). Assumes 75% LTV interest-only mortgage redeemed on sale. Excludes rental income.
How is this calculated?
This is a simplified projection based on comparable sales data and an estimated refurb cost. It does not currently account for seller motivation signals, nearby planning applications, or the area's wider demographic profile — see the relevant sections elsewhere in this report for those. Not financial advice.
| Est. reno cost | Unknown — score listing |
| GDV (comp median) | £555,000 |
| 75% remortgage | £416,250 |
| Cash left in deal | £51,150 (61% recycled) |
| Est. BTL cashflow | £-318/mo |
| Gross margin | +£105,000 |
| Reno cost (est.) | –£17,400 |
| Buy + sell costs | –£46,925 |
| Net profit | +£40,675 (31.3% ROI) |
| SA gross/mo | £1,094 |
| SA net/mo | £813 |
| BTL est./mo | £2,179 |
| SA vs BTL uplift | £-1,085/mo |
| ⚠ Article 4 area — SA/HMO may require planning consent | |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £484,601 | +£34,601 | £130,748 | +£18,248 (4.1%) |
| 5 years | £509,134 | +£59,134 | £149,025 | +£36,525 (8.1%) |
| 7 years | £534,909 | +£84,909 | £168,227 | +£55,727 (12.4%) |
Projections: 2.5% pa UK-wide HPI assumption (not location-adjusted), 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 | £26,145 | £463,500 | £18,379 | £1,504 | £15,004 | 9.9% |
| Yr 3 | £27,469 | £491,727 | £19,332 | £5,937 | £47,664 | 31.4% |
| Yr 5 | £28,859 | £521,673 | £20,334 | £12,347 | £84,021 | 55.4% |
| Yr 10 | £32,652 | £604,762 | £23,064 | £37,697 | £192,459 | 127.0% |
| Yr 15 | £36,942 | £701,085 | £26,153 | £77,758 | £328,843 | 216.9% |
| Yr 20 | £41,797 | £812,750 | £29,649 | £134,463 | £497,213 | 328.0% |
| Yr 25 | £47,289 | £942,200 | £33,603 | £209,999 | £702,199 | 463.2% |
| Yr 30 | £53,503 | £1,092,268 | £38,077 | £306,842 | £949,110 | 626.1% |
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)
5 planning applications found within 0.5 miles — 🔒 sign in for references, descriptions and status
View all planning applications on your dashboard →
● Approved ● Pending ● Refused
🌎 Area Profile — Greater London ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,853 | 4.9% | 3.1% | £-661 | -12.7% |
| Conservative | £2,027 | 5.4% | 3.7% | £-165 | -1.7% |
| Base | £2,180 | 5.8% | 4.1% | £126 | 3.0% |
| Optimistic | £2,354 | 6.3% | 4.5% | £440 | 8.4% |
| Bull | £2,572 | 6.9% | 5.1% | £793 | 15.1% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●5.81% |
| Net Yield | ●4.09% |
| Net Annual Income | £18,390 |
| Deductions: void 8% (−£2,092) · mgmt 10% (−£2,614) · maint 10% (−£2,614) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £1,403 |
| Monthly Cashflow (IO) | ●£130 |
| Cash-on-Cash Return | ●1.0% |
| 5-Year IRR | ●3.0% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £35,000 |
| SDLT Effective Rate | 7.78% |
| SDLT (Company) | £35,000 |
| Section 24 Extra Tax/yr (higher rate) | £3,375 |
| SPV Annual Saving | £4,617 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £521,673 |
| Less: Purchase Price | −£450,000 |
| Less: Buying Costs (SDLT + legal) | −£37,600 |
| Less: Selling Costs (est. 2.5%) | −£13,042 |
| = CGT Net Gain (5yr) | £21,031 |
| CGT at 24% | £4,328 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,853 | 4.9% | 3.1% | £-661 | -12.7% |
| Conservative | £2,027 | 5.4% | 3.7% | £-165 | -1.7% |
| Base | £2,180 | 5.8% | 4.1% | £126 | 3.0% |
| Optimistic | £2,354 | 6.3% | 4.5% | £440 | 8.4% |
| Bull | £2,572 | 6.9% | 5.1% | £793 | 15.1% |