Elmworth Grove, London, SE21
Ground Flat · 2 bed
Supports major UK property portals
Suggested Offer Range
Already 29.1% below the comparable sales mean — limited negotiation margin. Strong value at current asking price.
Property Details
- Asking Price
- £325,000
- Property Type
- Ground Flat
- Bedrooms
- 2
- Bathrooms
- N/A
- Floor Area
- 678 sqft
- 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: 135 days on marketBelow market value
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £1,014 |
| ICR (actual) | 2.23x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £325,000 |
| Deposit (25% — 75% LTV) | £81,250 |
| SDLT (additional property, 5% surcharge) | £22,500 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £106,749 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £325,000 | Loan (75% LTV) | £243,750 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £1,117 |
| Rent needed (1.5×) | £1,676/mo | Estimated rent | £2,265/mo |
| Stress ratio | 2.03× (need ≥ 1.5×) +£589 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 | £1,872 |
| SA net/mo | £1,497 |
| BTL est./mo | £2,264 |
| SA vs BTL uplift | £-392/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £349,989 | +£24,989 | £94,212 | +£12,962 (4.0%) |
| 5 years | £367,708 | +£42,708 | £107,412 | +£26,162 (8.0%) |
| 7 years | £386,323 | +£61,323 | £121,281 | +£40,031 (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 | £27,170 | £334,750 | £19,117 | £6,930 | £16,680 | 15.5% |
| Yr 3 | £28,545 | £355,136 | £20,108 | £22,269 | £52,405 | 48.6% |
| Yr 5 | £29,991 | £376,764 | £21,148 | £39,664 | £91,428 | 84.8% |
| Yr 10 | £33,932 | £436,773 | £23,986 | £92,840 | £204,613 | 189.7% |
| Yr 15 | £38,390 | £506,339 | £27,196 | £161,304 | £342,643 | 317.7% |
| Yr 20 | £43,435 | £586,986 | £30,828 | £247,065 | £509,051 | 472.0% |
| Yr 25 | £49,143 | £680,478 | £34,938 | £352,395 | £707,873 | 656.3% |
| Yr 30 | £55,601 | £788,860 | £39,588 | £479,867 | £943,728 | 875.0% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
🌎 Area Profile — SE21 8 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,925 | 7.1% | 4.5% | £-106 | -5.8% |
| Conservative | £2,106 | 7.8% | 5.3% | £320 | 4.1% |
| Base | £2,265 | 8.4% | 5.9% | £578 | 8.5% |
| Optimistic | £2,446 | 9.0% | 6.5% | £859 | 13.6% |
| Bull | £2,673 | 9.9% | 7.4% | £1,182 | 19.9% |
⚠ Condition Flags
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●8.36% |
| Net Yield | ●5.88% |
| Net Annual Income | £19,125 |
| Deductions: void 8% (−£2,174) · mgmt 10% (−£2,717) · maint 10% (−£2,717) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £1,014 |
| Monthly Cashflow (IO) | ●£580 |
| Cash-on-Cash Return | ●6.43% |
| 5-Year IRR | ●8.5% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £22,500 |
| SDLT Effective Rate | 6.92% |
| SDLT (Company) | £22,500 |
| Section 24 Extra Tax/yr (higher rate) | £2,438 |
| SPV Annual Saving | £4,526 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £376,764 |
| Less: Purchase Price | −£325,000 |
| Less: Buying Costs (SDLT + legal) | −£25,100 |
| Less: Selling Costs (est. 2.5%) | −£9,419 |
| = CGT Net Gain (5yr) | £17,245 |
| CGT at 24% | £3,419 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,925 | 7.1% | 4.5% | £-106 | -5.8% |
| Conservative | £2,106 | 7.8% | 5.3% | £320 | 4.1% |
| Base | £2,265 | 8.4% | 5.9% | £578 | 8.5% |
| Optimistic | £2,446 | 9.0% | 6.5% | £859 | 13.6% |
| Bull | £2,673 | 9.9% | 7.4% | £1,182 | 19.9% |