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Tivoli Road, West Norwood, London, SE27

Rightmove Sector: SE27 0

                    £750,000
                

asking price

vs Benchmark

-12%

below Sector Median

Est. £/sqft

£550

benchmark £644/sqft

Investment Score

6/10

good

Days on Market

days listed

Suggested Offer Range

Low offer

£712,500

£37,500 below asking

Target offer

£727,500

£22,500 below asking

High offer

£750,000

At asking price

⚠ Offers Over listing — vendor expects full asking price or above. The offer range shown is for context only; submitting below asking is likely to be rejected.

Already 19.3% below the comparable sales mean — limited negotiation margin. Strong value at current asking price. Note: listed as "Offers Over" — vendor expects full asking price or above.

Suggested range is based on Land Registry median data and is not financial advice. Always conduct your own due diligence.

📷 No photos available for condition analysis.

Property Details

Asking Price: £750,000
Property Type: Semi-Detached
Bedrooms: 4
Bathrooms: N/A
Est. Floor Area: 1362 sqft (est.)
Article 4 Area: ✓ No restriction — SA permitted under PD rights

-11.8% vs Sector Median (n=39 sales)

This listing is priced below the postcode sector benchmark.

💸 Mortgage & Financing

Recommended LTV	75.0%
Indicative Rate	4.99%
Monthly IO Payment	£2,339
ICR (actual)	1.59x
Feasibility	MARGINAL
Notes: Rental coverage 114% — below standard 145% threshold, may need larger deposit
💲 Total Cash Required
Purchase Price	£750,000
Deposit (25% — 75% LTV)	£187,500
SDLT (additional property, 5% surcharge)	£65,000
Legal fees (est.)	£1,500
Survey (est.)	£500
Arrangement fee (est.)	£999
Total cash required	£255,499

Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.

🔄 BRR Refinance Stress Test

⚠ Marginal Rent covers 1.4x monthly interest — below the standard 1.5x threshold. Some lenders may decline.

Purchase price	£750,000	Loan (75% LTV)	£562,500
Rate (IO)	5.5% p.a.	Monthly interest	£2,578
Rent needed (1.5×)	£3,867/mo	Estimated rent	£3,731/mo
Stress ratio	1.45× (need ≥ 1.5×) £136 shortfall

Max viable purchase price for this rent: £724,000 — at this price the estimated rent of £3,731/mo would just pass the 1.5× stress test.

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.

BRRR Strategy

? Score Photos

Est. reno cost	Unknown — score listing
Cash left in deal	Unknown

R2SA / SA Strategy

⚠ Review

SA gross/mo	£1,579
SA net/mo	£1,240
BTL est./mo	£3,731
SA vs BTL uplift	£-2,152/mo

Hold Period	Est. Sale Price	Capital Gain	Net Proceeds	Total Return
3 years	£807,668	+£57,668	£218,433	+£30,933 (4.1%)
5 years	£848,556	+£98,556	£248,894	+£61,394 (8.2%)
7 years	£891,514	+£141,514	£280,898	+£93,398 (12.5%)

Break-even Horizon

51 months

Medium-term (3–5 years)

Flip Viability

Viable

Comp median: £850,000 — margin: +£100,000

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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Location

Subject property Planning applications

Comparable Sales in SE27 0

⚠️ Only 2 comparable sale(s) matched 4 bedrooms; showing all property types for context.

Address	Type	Beds	Price	£/sqft	Date	Distance
53, UFFINGTON ROAD, SE27 0NE	Semi	4	£812,500	£604	20/02/26	0.69 mi
64, SELSDON ROAD, SE27 0PG	Semi	5	£1,345,500	£668	06/02/26	0.63 mi
80, LAMBERHURST ROAD, SE27 0SE	Semi	3	£850,000	£752	15/12/25	0.54 mi
67, TRUSLOVE ROAD, SE27 0QG	Semi	3	£616,000	£511	20/11/25	0.35 mi
22, CHAPEL ROAD, SE27 0TY	Semi	3	£675,000	£729	07/11/25	0.29 mi
22, CHAPEL ROAD, SE27 0TY	Semi	3	£675,000	£729	07/11/25	0.29 mi
8, BEWLYS ROAD, SE27 0LA	Semi	4	£831,000	£633	31/10/25	0.28 mi
19, GLENNIE ROAD, SE27 0LX	Semi	3	£985,000	£984	30/10/25	0.84 mi
29, WOLFINGTON ROAD, SE27 0JF	Semi	5	£1,250,000	£602	02/10/25	0.53 mi
29, WOLFINGTON ROAD, SE27 0JF	Semi	5	£1,250,000	£602	02/10/25	0.53 mi

■ Above subject ■ Below subject

Based on 10 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.

📈 Rental Yield & ROI Forecast

Compound-growth projection: 2.5% annual rent growth + 3% capital growth. IO mortgage throughout. For illustration only.

10-Year Projection

Break-even: Year 1 5yr IRR: 3.1%

Year	Est. Rent/yr	Est. Value	Net Income/yr	Cum. Cashflow	Total Return	ROI on Cash Invested
Yr 1	£44,775	£772,500	£31,793	£3,668	£26,168	10.2%
Yr 3	£47,042	£819,545	£33,425	£13,442	£82,987	32.3%
Yr 5	£49,423	£869,456	£35,140	£26,604	£146,059	56.9%
Yr 10	£55,918	£1,007,937	£39,816	£75,475	£333,412	129.9%
Yr 15	£63,266	£1,168,476	£45,106	£149,539	£568,015	221.4%
Yr 20	£71,580	£1,354,583	£51,092	£252,109	£856,692	333.9%
Yr 25	£80,986	£1,570,333	£57,865	£386,928	£1,207,261	470.5%
Yr 30	£91,628	£1,820,447	£65,527	£558,235	£1,628,682	634.7%

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)

● 26/01718/LDCP 0.16 mi

Certificate of Lawful Development (Proposed) for the change of use from a single dwelling (Class C3) to a care home for

89 Elder Road London Lambeth SE27 9NB

Undecided

● 26/01588/HSE 0.31 mi

Erection of a single-storey rear extension projecting out 7.5m with a maximum height of 3.75m.

39 Pytchley Crescent Upper Norwood London SE19 3QT

Undecided

● 26/01779/TRE 0.4 mi

T008 - Lime - Re-pollard T006 - Horse Chestnut - Remove lowest limb overhanging access drive back to main stem to preven

Street Record Dickenswood Close Upper Norwood London

Undecided

● 26/01500/LDCP 0.44 mi

Application for a Certificate of Lawful Development (Proposed) with respect to erection of an L-shaped rear dormer roof

126 Gipsy Road London SE27 9RE

Undecided

● 26/01504/NMA 0.5 mi

Demolish the wall with the existing conservatory, laying correct foundations, and rebuilding the wall like for like in t

2C Hermitage Road Upper Norwood London SE19 3QR

Undecided

View all planning applications on your dashboard →

● Approved ● Pending ● Refused

🌎 Area Profile — SE27 0 ⓘ What are deciles?

IMD (Overall)

                3/10
            

High deprivation

Crime

                3/10
            

High deprivation

Income

                3/10
            

High deprivation

Employment

                3/10
            

High deprivation

Education

                7/10
            

Low deprivation

Housing Barriers

                3/10
            

High deprivation

Rural/Urban

Mixed

📊 Investment Skill Analysis

Net Yield

4.2%

Gross:6.0%

Mortgage

MARGINAL

75% LTV · 5.0% rate

Survey Risk

Low Risk

Score: 1/10

SDLT (Additional)

£65,000

8.7% effective rate · Company: £112,500

Void Risk

High

~6 weeks/year

Statistical CI (65%)

£845,930 –£1,012,070

vs Comparable Mean:-19.3%· n=10

Best Strategy

AST (Standard BTL)

£2,710/mo

📊 SE27 market data →

SPV Tax Saving

£7,786/yr

Breakeven: 6.1 years

5-Year IRR

3.1%

IRR — Weak

Scenario Analysis

Scenario	Monthly Rent	Gross Yield	Net Yield	Cashflow/mo	IRR 5yr
Bear	£3,171	5.1%	3.2%	£-1,023	-12.4%
Conservative	£3,470	5.6%	3.8%	£-186	-1.6%
Base	£3,731	6.0%	4.2%	£305	3.1%
Optimistic	£4,029	6.4%	4.7%	£835	8.4%
Bull	£4,403	7.0%	5.3%	£1,434	15.1%

⚠ Condition Flags

Renovation Opportunity (OPPORTUNITY) Structural Additions (OPPORTUNITY)

Level 2 HomeBuyer Report (RICS) — standard for well-maintained modern properties

Detailed Analysis

💸 Yield & Returns

Gross Yield	●5.97%
Net Yield	●4.24%
Net Annual Income	£31,791
Deductions: void 8% (−£3,582) · mgmt 10% (−£4,478) · maint 10% (−£4,478) · fixed costs ins.+gas+EPC (−£445)
Monthly IO Mortgage	£2,339
Monthly Cashflow (IO)	●£310
Cash-on-Cash Return	●1.43%
5-Year IRR	●3.1%

● Above benchmark ● Near benchmark ● Below benchmark

💰 Tax Analysis

SDLT (Additional Property)	£65,000
SDLT Effective Rate	8.67%
SDLT (Company)	£112,500
Section 24 Extra Tax/yr (higher rate)	£5,625
SPV Annual Saving	£7,786
SPV Breakeven	6.1 yrs
CGT Projected Sale (5yr)	£869,456
Less: Purchase Price	−£750,000
Less: Buying Costs (SDLT + legal)	−£67,600
Less: Selling Costs (est. 2.5%)	−£21,736
= CGT Net Gain (5yr)	£30,120
CGT at 24%	£6,509

📈 Scenario Analysis

Scenario	Monthly Rent	Gross Yield	Net Yield	Cashflow/mo	IRR 5yr
Bear	£3,171	5.1%	3.2%	£-1,023	-12.4%
Conservative	£3,470	5.6%	3.8%	£-186	-1.6%
Base	£3,731	6.0%	4.2%	£305	3.1%
Optimistic	£4,029	6.4%	4.7%	£835	8.4%
Bull	£4,403	7.0%	5.3%	£1,434	15.1%

📊 Analysis Report (PDF) 📊 Download CSV

PropertyAlert.uk is not affiliated with any property portal. Analysis is based on publicly available Land Registry data and EPC certificates. This report is for informational purposes only and does not constitute financial advice. Analyse another property →

Tivoli Road, West Norwood, London, SE27