Martell Road, Dulwich, London, SE21
Apartment · 1 bed
Supports major UK property portals
Suggested Offer Range
Already 40.0% below the comparable sales mean — limited negotiation margin. Strong value at current asking price.
Property Details
- Asking Price
- £275,000
- Property Type
- Apartment
- Bedrooms
- 1
- Bathrooms
- N/A
- Floor Area
- 466 sqft
- 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 | £858 |
| ICR (actual) | 2.11x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £275,000 |
| Deposit (25% — 75% LTV) | £68,750 |
| SDLT (additional property, 5% surcharge) | £17,500 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £89,249 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £275,000 | Loan (75% LTV) | £206,250 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £945 |
| Rent needed (1.5×) | £1,418/mo | Estimated rent | £1,809/mo |
| Stress ratio | 1.91× (need ≥ 1.5×) +£391 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 | £1,771 |
| SA net/mo | £1,408 |
| BTL est./mo | £1,808 |
| SA vs BTL uplift | £-37/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £296,145 | +£21,145 | £79,598 | +£10,848 (3.9%) |
| 5 years | £311,137 | +£36,137 | £90,767 | +£22,017 (8.0%) |
| 7 years | £326,889 | +£51,889 | £102,502 | +£33,752 (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 | £21,698 | £283,250 | £15,177 | £4,865 | £13,115 | 14.5% |
| Yr 3 | £22,796 | £300,500 | £15,968 | £15,776 | £41,275 | 45.7% |
| Yr 5 | £23,950 | £318,800 | £16,799 | £28,328 | £72,128 | 79.8% |
| Yr 10 | £27,097 | £369,577 | £19,065 | £67,446 | £162,023 | 179.3% |
| Yr 15 | £30,658 | £428,441 | £21,629 | £118,774 | £272,215 | 301.3% |
| Yr 20 | £34,687 | £496,681 | £24,529 | £183,914 | £405,594 | 448.9% |
| Yr 25 | £39,245 | £575,789 | £27,811 | £264,682 | £565,471 | 625.9% |
| Yr 30 | £44,402 | £667,497 | £31,524 | £363,132 | £755,629 | 836.3% |
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 | £1,538 | 6.7% | 4.2% | £-155 | -7.0% |
| Conservative | £1,682 | 7.3% | 5.0% | £195 | 3.3% |
| Base | £1,809 | 7.9% | 5.5% | £406 | 7.7% |
| Optimistic | £1,954 | 8.5% | 6.1% | £635 | 12.8% |
| Bull | £2,135 | 9.3% | 6.9% | £898 | 19.3% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●7.89% |
| Net Yield | ●5.52% |
| Net Annual Income | £15,185 |
| Deductions: void 8% (−£1,736) · mgmt 10% (−£2,170) · maint 10% (−£2,170) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £858 |
| Monthly Cashflow (IO) | ●£407 |
| Cash-on-Cash Return | ●5.39% |
| 5-Year IRR | ●7.7% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £17,500 |
| SDLT Effective Rate | 6.36% |
| SDLT (Company) | £17,500 |
| Section 24 Extra Tax/yr (higher rate) | £2,063 |
| SPV Annual Saving | £3,666 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £318,800 |
| Less: Purchase Price | −£275,000 |
| Less: Buying Costs (SDLT + legal) | −£20,100 |
| Less: Selling Costs (est. 2.5%) | −£7,970 |
| = CGT Net Gain (5yr) | £15,730 |
| CGT at 24% | £3,055 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,538 | 6.7% | 4.2% | £-155 | -7.0% |
| Conservative | £1,682 | 7.3% | 5.0% | £195 | 3.3% |
| Base | £1,809 | 7.9% | 5.5% | £406 | 7.7% |
| Optimistic | £1,954 | 8.5% | 6.1% | £635 | 12.8% |
| Bull | £2,135 | 9.3% | 6.9% | £898 | 19.3% |