Proctor House, Avondale Square, Bermondsey, SE1
Flat · 2 bed
Supports major UK property portals
Suggested Offer Range
Already 30.1% below the comparable sales mean — limited negotiation margin. Strong value at current asking price.
Property Details
- Asking Price
- £350,000
- Property Type
- Flat
- Bedrooms
- 2
- Bathrooms
- N/A
- Est. Floor Area
- 710 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 — 5/10Behavioural signals: 199 days on marketBelow market value
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £1,092 |
| ICR (actual) | 2.08x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £350,000 |
| Deposit (25% — 75% LTV) | £87,500 |
| SDLT (additional property, 5% surcharge) | £25,000 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £115,499 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £350,000 | Loan (75% LTV) | £262,500 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £1,203 |
| Rent needed (1.5×) | £1,805/mo | Estimated rent | £2,265/mo |
| Stress ratio | 1.88× (need ≥ 1.5×) +£460 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 | £2,234 |
| SA net/mo | £1,816 |
| BTL est./mo | £2,266 |
| SA vs BTL uplift | £-32/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £376,912 | +£26,912 | £101,519 | +£14,019 (4.0%) |
| 5 years | £395,993 | +£45,993 | £115,735 | +£28,235 (8.1%) |
| 7 years | £416,040 | +£66,040 | £130,670 | +£43,170 (12.3%) |
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 | £27,195 | £360,500 | £19,135 | £6,010 | £16,510 | 14.2% |
| Yr 3 | £28,572 | £382,454 | £20,127 | £19,512 | £51,966 | 44.6% |
| Yr 5 | £30,018 | £405,746 | £21,168 | £35,071 | £90,817 | 77.9% |
| Yr 10 | £33,963 | £470,371 | £24,008 | £83,667 | £204,037 | 175.0% |
| Yr 15 | £38,426 | £545,289 | £27,222 | £147,564 | £342,853 | 294.0% |
| Yr 20 | £43,475 | £632,139 | £30,857 | £228,775 | £510,914 | 438.2% |
| Yr 25 | £49,188 | £732,822 | £34,971 | £329,573 | £712,395 | 611.0% |
| Yr 30 | £55,652 | £849,542 | £39,624 | £452,532 | £952,074 | 816.5% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
🌎 Area Profile — SE1 4 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,925 | 6.6% | 4.2% | £-208 | -7.4% |
| Conservative | £2,106 | 7.2% | 4.9% | £234 | 2.8% |
| Base | £2,265 | 7.8% | 5.5% | £500 | 7.2% |
| Optimistic | £2,446 | 8.4% | 6.1% | £789 | 12.3% |
| Bull | £2,673 | 9.2% | 6.8% | £1,119 | 18.8% |
⚠ Condition Flags
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●7.77% |
| Net Yield | ●5.46% |
| Net Annual Income | £19,125 |
| Deductions: void 8% (−£2,176) · mgmt 10% (−£2,720) · maint 10% (−£2,720) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £1,092 |
| Monthly Cashflow (IO) | ●£502 |
| Cash-on-Cash Return | ●5.15% |
| 5-Year IRR | ●7.2% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £25,000 |
| SDLT Effective Rate | 7.14% |
| SDLT (Company) | £25,000 |
| Section 24 Extra Tax/yr (higher rate) | £2,625 |
| SPV Annual Saving | £4,573 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £405,746 |
| Less: Purchase Price | −£350,000 |
| Less: Buying Costs (SDLT + legal) | −£27,600 |
| Less: Selling Costs (est. 2.5%) | −£10,144 |
| = CGT Net Gain (5yr) | £18,002 |
| CGT at 24% | £3,600 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,925 | 6.6% | 4.2% | £-208 | -7.4% |
| Conservative | £2,106 | 7.2% | 4.9% | £234 | 2.8% |
| Base | £2,265 | 7.8% | 5.5% | £500 | 7.2% |
| Optimistic | £2,446 | 8.4% | 6.1% | £789 | 12.3% |
| Bull | £2,673 | 9.2% | 6.8% | £1,119 | 18.8% |