Tivoli Road, West Norwood
Semi-Detached · 3 bed
Supports major UK property portals
Suggested Offer Range
Already 40.8% 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.
Property Details
- Asking Price
- £550,000
- Property Type
- Semi-Detached
- Bedrooms
- 3
- Bathrooms
- N/A
- Floor Area
- 836 sqft
- Article 4 Area
- ✓ No restriction — SA permitted under PD rights
This listing is priced below the postcode sector benchmark.
Motivated Seller Analysis
Standard — 3/10Behavioural signals: 68 days on marketBelow market value
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £1,715 |
| ICR (actual) | 1.56x |
| Feasibility | MARGINAL |
| Notes: Rental coverage 111% — below standard 145% threshold, may need larger deposit | |
| 💲 Total Cash Required | |
| Purchase Price | £550,000 |
| Deposit (25% — 75% LTV) | £137,500 |
| SDLT (additional property, 5% surcharge) | £45,000 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £185,499 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £550,000 | Loan (75% LTV) | £412,500 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £1,891 |
| Rent needed (1.5×) | £2,836/mo | Estimated rent | £2,677/mo |
| Stress ratio | 1.42× (need ≥ 1.5×) £159 shortfall | ||
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 | £1,211 |
| SA net/mo | £916 |
| BTL est./mo | £2,677 |
| SA vs BTL uplift | £-1,466/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £592,290 | +£42,290 | £159,976 | +£22,476 (4.1%) |
| 5 years | £622,275 | +£72,275 | £182,315 | +£44,815 (8.1%) |
| 7 years | £653,777 | +£103,777 | £205,784 | +£68,284 (12.4%) |
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 | £32,120 | £566,500 | £22,681 | £2,056 | £18,556 | 9.9% |
| Yr 3 | £33,746 | £601,000 | £23,852 | £7,918 | £58,918 | 31.6% |
| Yr 5 | £35,454 | £637,601 | £25,082 | £16,210 | £103,811 | 55.6% |
| Yr 10 | £40,113 | £739,154 | £28,437 | £48,394 | £237,548 | 127.3% |
| Yr 15 | £45,385 | £856,882 | £32,232 | £98,651 | £405,533 | 217.3% |
| Yr 20 | £51,349 | £993,361 | £36,526 | £169,356 | £612,717 | 328.4% |
| Yr 25 | £58,096 | £1,151,578 | £41,384 | £263,196 | £864,774 | 463.4% |
| Yr 30 | £65,731 | £1,334,994 | £46,881 | £383,211 | £1,168,206 | 626.0% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
🌎 Area Profile — SE27 0 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £2,275 | 5.0% | 3.1% | £-792 | -12.7% |
| Conservative | £2,490 | 5.4% | 3.7% | £-185 | -1.8% |
| Base | £2,677 | 5.8% | 4.1% | £172 | 2.9% |
| Optimistic | £2,891 | 6.3% | 4.6% | £556 | 8.3% |
| Bull | £3,159 | 6.9% | 5.2% | £989 | 15.0% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●5.84% |
| Net Yield | ●4.12% |
| Net Annual Income | £22,684 |
| Deductions: void 8% (−£2,570) · mgmt 10% (−£3,212) · maint 10% (−£3,212) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £1,715 |
| Monthly Cashflow (IO) | ●£175 |
| Cash-on-Cash Return | ●1.1% |
| 5-Year IRR | ●2.9% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £45,000 |
| SDLT Effective Rate | 8.18% |
| SDLT (Company) | £82,500 |
| Section 24 Extra Tax/yr (higher rate) | £4,125 |
| SPV Annual Saving | £5,640 |
| SPV Breakeven | 6.6 yrs |
| CGT Projected Sale (5yr) | £637,601 |
| Less: Purchase Price | −£550,000 |
| Less: Buying Costs (SDLT + legal) | −£47,600 |
| Less: Selling Costs (est. 2.5%) | −£15,940 |
| = CGT Net Gain (5yr) | £24,061 |
| CGT at 24% | £5,055 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £2,275 | 5.0% | 3.1% | £-792 | -12.7% |
| Conservative | £2,490 | 5.4% | 3.7% | £-185 | -1.8% |
| Base | £2,677 | 5.8% | 4.1% | £172 | 2.9% |
| Optimistic | £2,891 | 6.3% | 4.6% | £556 | 8.3% |
| Bull | £3,159 | 6.9% | 5.2% | £989 | 15.0% |