Bertrand Way, London, SE28
Terraced · 2 bed
Supports major UK property portals
Suggested Offer Range
Already 30.3% below the comparable sales mean — limited negotiation margin. Strong value at current asking price.
Property Details
- Asking Price
- £250,000
- Property Type
- Terraced
- Bedrooms
- 2
- Bathrooms
- N/A
- Floor Area
- 532 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 | £780 |
| ICR (actual) | 2.41x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £250,000 |
| Deposit (25% — 75% LTV) | £62,500 |
| SDLT (additional property, 5% surcharge) | £15,000 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £80,499 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £250,000 | Loan (75% LTV) | £187,500 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £859 |
| Rent needed (1.5×) | £1,289/mo | Estimated rent | £1,882/mo |
| Stress ratio | 2.19× (need ≥ 1.5×) +£593 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 | £1,634 |
| SA net/mo | £1,066 |
| BTL est./mo | £1,881 |
| SA vs BTL uplift | £-247/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £269,223 | +£19,223 | £72,291 | +£9,791 (3.9%) |
| 5 years | £282,852 | +£32,852 | £82,445 | +£19,945 (8.0%) |
| 7 years | £297,171 | +£47,171 | £93,113 | +£30,613 (12.2%) |
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 | £22,575 | £257,500 | £13,145 | £3,770 | £11,270 | 13.8% |
| Yr 3 | £23,718 | £273,182 | £13,968 | £12,539 | £35,721 | 43.8% |
| Yr 5 | £24,919 | £289,819 | £14,832 | £23,016 | £62,835 | 77.0% |
| Yr 10 | £28,193 | £335,979 | £17,190 | £57,260 | £143,239 | 175.5% |
| Yr 15 | £31,898 | £389,492 | £19,857 | £104,206 | £243,697 | 298.6% |
| Yr 20 | £36,090 | £451,528 | £22,875 | £165,523 | £367,051 | 449.8% |
| Yr 25 | £40,832 | £523,444 | £26,290 | £243,100 | £516,545 | 633.0% |
| Yr 30 | £46,198 | £606,816 | £30,153 | £339,075 | £695,890 | 852.8% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
🌎 Area Profile — SE28 8 ⓘ What are deciles?
📄 Lease Information
Estimated remaining lease: 152 years.
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,600 | 7.7% | 3.7% | £-235 | -3.9% |
| Conservative | £1,750 | 8.4% | 4.6% | £107 | 5.9% |
| Base | £1,882 | 9.0% | 5.3% | £315 | 10.3% |
| Optimistic | £2,033 | 9.8% | 6.0% | £542 | 15.2% |
| Bull | £2,221 | 10.7% | 6.9% | £804 | 21.5% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●9.03% |
| Net Yield | ●5.26% |
| Net Annual Income | £13,151 |
| Deductions: void 8% (−£1,806) · mgmt 10% (−£2,258) · maint 10% (−£2,258) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £780 |
| Monthly Cashflow (IO) | ●£316 |
| Cash-on-Cash Return | ●7.89% |
| 5-Year IRR | ●10.3% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £15,000 |
| SDLT Effective Rate | 6.0% |
| SDLT (Company) | £15,000 |
| Section 24 Extra Tax/yr (higher rate) | £1,875 |
| SPV Annual Saving | £4,408 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £289,819 |
| Less: Purchase Price | −£250,000 |
| Less: Buying Costs (SDLT + legal) | −£17,600 |
| Less: Selling Costs (est. 2.5%) | −£7,245 |
| = CGT Net Gain (5yr) | £14,974 |
| CGT at 24% | £2,874 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,600 | 7.7% | 3.7% | £-235 | -3.9% |
| Conservative | £1,750 | 8.4% | 4.6% | £107 | 5.9% |
| Base | £1,882 | 9.0% | 5.3% | £315 | 10.3% |
| Optimistic | £2,033 | 9.8% | 6.0% | £542 | 15.2% |
| Bull | £2,221 | 10.7% | 6.9% | £804 | 21.5% |