Guernsey Grove, London, SE24
Apartment · 1 bed
Supports major UK property portals
Suggested Offer Range
Already 48.7% below the comparable sales mean — limited negotiation margin. Strong value at current asking price.
Property Details
- Asking Price
- £315,000
- Property Type
- Apartment
- Bedrooms
- 1
- Bathrooms
- N/A
- Floor Area
- 452 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: 66 days on marketBelow market value
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £982 |
| ICR (actual) | 1.91x |
| Feasibility | MARGINAL |
| Notes: Rental coverage 136% — below standard 145% threshold, may need larger deposit | |
| 💲 Total Cash Required | |
| Purchase Price | £315,000 |
| Deposit (25% — 75% LTV) | £78,750 |
| SDLT (additional property, 5% surcharge) | £21,500 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £103,249 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £315,000 | Loan (75% LTV) | £236,250 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £1,083 |
| Rent needed (1.5×) | £1,624/mo | Estimated rent | £1,878/mo |
| Stress ratio | 1.73× (need ≥ 1.5×) +£254 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 | £1,485 |
| SA net/mo | £1,157 |
| BTL est./mo | £1,877 |
| SA vs BTL uplift | £-392/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £339,221 | +£24,221 | £91,289 | +£12,539 (4.0%) |
| 5 years | £356,394 | +£41,394 | £104,083 | +£25,333 (8.0%) |
| 7 years | £374,436 | +£59,436 | £117,525 | +£38,775 (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 | £22,522 | £324,450 | £15,771 | £3,959 | £13,409 | 12.8% |
| Yr 3 | £23,663 | £344,209 | £16,592 | £13,102 | £42,311 | 40.5% |
| Yr 5 | £24,861 | £365,171 | £17,455 | £23,950 | £74,122 | 71.0% |
| Yr 10 | £28,128 | £423,334 | £19,807 | £59,101 | £167,435 | 160.5% |
| Yr 15 | £31,824 | £490,760 | £22,468 | £106,925 | £282,685 | 270.9% |
| Yr 20 | £36,006 | £568,925 | £25,479 | £169,087 | £423,012 | 405.4% |
| Yr 25 | £40,737 | £659,540 | £28,886 | £247,472 | £592,012 | 567.3% |
| Yr 30 | £46,090 | £764,588 | £32,740 | £344,210 | £793,798 | 760.7% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
🌎 Area Profile — SE24 0 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,596 | 6.1% | 3.8% | £-279 | -9.0% |
| Conservative | £1,747 | 6.7% | 4.5% | £103 | 1.5% |
| Base | £1,878 | 7.2% | 5.0% | £331 | 6.1% |
| Optimistic | £2,028 | 7.7% | 5.6% | £578 | 11.3% |
| Bull | £2,216 | 8.4% | 6.3% | £860 | 17.8% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●7.15% |
| Net Yield | ●5.01% |
| Net Annual Income | £15,781 |
| Deductions: void 8% (−£1,802) · mgmt 10% (−£2,252) · maint 10% (−£2,252) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £982 |
| Monthly Cashflow (IO) | ●£333 |
| Cash-on-Cash Return | ●3.8% |
| 5-Year IRR | ●6.1% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £21,500 |
| SDLT Effective Rate | 6.83% |
| SDLT (Company) | £21,500 |
| Section 24 Extra Tax/yr (higher rate) | £2,363 |
| SPV Annual Saving | £3,857 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £365,171 |
| Less: Purchase Price | −£315,000 |
| Less: Buying Costs (SDLT + legal) | −£24,100 |
| Less: Selling Costs (est. 2.5%) | −£9,129 |
| = CGT Net Gain (5yr) | £16,942 |
| CGT at 24% | £3,346 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,596 | 6.1% | 3.8% | £-279 | -9.0% |
| Conservative | £1,747 | 6.7% | 4.5% | £103 | 1.5% |
| Base | £1,878 | 7.2% | 5.0% | £331 | 6.1% |
| Optimistic | £2,028 | 7.7% | 5.6% | £578 | 11.3% |
| Bull | £2,216 | 8.4% | 6.3% | £860 | 17.8% |