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Glyndon Road, SE18

Rightmove Sector: SE18 6

                    £230,000
                

asking price

vs Benchmark

-45%

below Sector Median

Est. £/sqft

£314

benchmark £589/sqft

Investment Score

9.5/10

strong opportunity

Days on Market

days listed

Suggested Offer Range

Low offer

£218,500

£11,500 below asking

Target offer

£223,100

£6,900 below asking

High offer

£230,000

At asking price

Already 32.4% below the comparable sales mean — limited negotiation margin. Strong value at current asking price.

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: £230,000
Property Type: Flat
Bedrooms: 2
Bathrooms: N/A
Floor Area: 715 sqft
Article 4 Area: ✓ No restriction — SA permitted under PD rights

-44.9% vs Sector Median (n=283 sales)

This listing is priced below the postcode sector benchmark.

Motivated Seller Analysis

Standard — 2/10

Behavioural signals: Below market value

💸 Mortgage & Financing

Recommended LTV	75.0%
Indicative Rate	4.99%
Monthly IO Payment	£717
ICR (actual)	2.62x
Feasibility	PASS
💲 Total Cash Required
Purchase Price	£230,000
Deposit (25% — 75% LTV)	£57,500
SDLT (additional property, 5% surcharge)	£13,600
Legal fees (est.)	£1,500
Survey (est.)	£500
Arrangement fee (est.)	£999
Total cash required	£74,099

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

🔄 BRR Refinance Stress Test

✓ Passes stress test Rent covers 2.4x monthly interest — lender likely to approve.

Purchase price	£230,000	Loan (75% LTV)	£172,500
Rate (IO)	5.5% p.a.	Monthly interest	£791
Rent needed (1.5×)	£1,186/mo	Estimated rent	£1,882/mo
Stress ratio	2.38× (need ≥ 1.5×) +£696 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.

BRRR Strategy

? Score Photos

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

R2SA / SA Strategy

⚠ Review

SA gross/mo	£1,267
SA net/mo	£965
BTL est./mo	£1,882
SA vs BTL uplift	£-615/mo

Hold Period	Est. Sale Price	Capital Gain	Net Proceeds	Total Return
3 years	£247,685	+£17,685	£66,445	+£8,945 (3.9%)
5 years	£260,224	+£30,224	£75,787	+£18,287 (8.0%)
7 years	£273,398	+£43,398	£85,601	+£28,101 (12.2%)

Break-even Horizon

46 months

Medium-term (3–5 years)

Flip Viability

Viable

Comp median: £307,000 — margin: +£77,000

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 SE18 6

Address	Type	Beds	Price	£/sqft	Date	Distance
FLAT 101, GOLDING LODGE, 45, WELLINGTON STREET, SE18 6ZS	Flat	2	£199,200	£231	16/03/26	0.74 mi
APARTMENT 274, BUILDING 50, ARGYLL ROAD, SE18 6PP	Flat	1	£307,000	£500	13/03/26	0.57 mi
FLAT 21, 1, POLYTECHNIC STREET, SE18 6PB	Flat	2	£315,000	£406	11/03/26	0.71 mi
FLAT 134, WAREHOUSE COURT, NO 1 STREET, SE18 6FD	Flat	1	£265,000	£560	06/03/26	0.60 mi
APARTMENT 33, MINOTAUR HOUSE, 3, THUNDERER WALK, SE18 6LH	Flat	2	£578,000	£716	26/02/26	0.65 mi
437, EAST CARRIAGE HOUSE, ROYAL CARRIAGE MEWS, SE18 6GN	Flat	1	£305,000	£653	20/02/26	0.49 mi
25, HARPER STUDIOS, 20, LOVE LANE, SE18 6GW	Flat	1	£255,000	£423	18/02/26	0.68 mi
FLAT 39, BUILDING 22, CADOGAN ROAD, SE18 6YS	Flat	2	£420,000	£534	11/02/26	0.54 mi
FLAT 703, HAMPTON APARTMENTS, DUKE OF WELLINGTON AVENUE, SE18 6NX	Flat	2	£600,000	£753	30/01/26	0.74 mi
APARTMENT 2, OCEAN HOUSE, 2, THUNDERER WALK, SE18 6NS	Flat	2	£157,500	£203	26/01/26	0.64 mi

■ Above subject ■ Below subject

Based on 10 comparable sales — Full Range (grey) · Typical IQR (blue) · Fair Value CI (light blue) · | Median · | Mean · Asking (▲)

⚠ Low Confidence Valuation — Wide Price Variance
CV = 41.5% (threshold: 40%). Comparable prices in SE18 6 vary widely. This benchmark may not reliably represent this property’s value. Consider an independent RICS valuation before proceeding.

ⓘ 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: 11.8%

Year	Est. Rent/yr	Est. Value	Net Income/yr	Cum. Cashflow	Total Return	ROI on Cash Invested
Yr 1	£22,586	£236,900	£15,817	£7,192	£14,092	18.7%
Yr 3	£23,729	£251,327	£16,640	£22,806	£44,133	58.7%
Yr 5	£24,931	£266,633	£17,505	£40,128	£76,761	102.1%
Yr 10	£28,207	£309,101	£19,864	£91,488	£170,589	226.8%
Yr 15	£31,913	£358,333	£22,533	£155,558	£283,890	377.5%
Yr 20	£36,107	£415,406	£25,552	£234,005	£419,411	557.7%
Yr 25	£40,852	£481,569	£28,968	£328,721	£580,290	771.7%
Yr 30	£46,220	£558,270	£32,834	£441,842	£770,113	1024.1%

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)

● 26/1758/TC 0.24 mi

Rear Garden - 2x Sycamore tree overhanging - Reduce trees back to previous reduction , 3 m of regrowth

22 MOUNT PLEASANT PLACE, PLUMSTEAD, LONDON, SE18 1BW

Undecided

● 26/1758/SD 0.24 mi

Rear Garden - 2x Sycamore tree overhanging - Reduce trees back to previous reduction , 3 m of regrowth persuant to condi

22 MOUNT PLEASANT PLACE, PLUMSTEAD, LONDON, SE18 1BW

Undecided

● 26/1782/CP 0.31 mi

Certificate of Lawfulness (Proposed) is sought for rear dormer and outrigger dormer with front roof lights

103 CONWAY ROAD, PLUMSTEAD, LONDON, SE18 1AS

Undecided

● 26/1708/CP 0.31 mi

Certificate of Lawfulness (Proposed) is sought for erection of a rear roof extension and erection of ground floor rear e

37 LIFFLER ROAD, PLUMSTEAD, LONDON, SE18 1AU

Undecided

● 26/1849/CP 0.38 mi

Certificate of Lawfulness (Proposed) is sought for the erection of dormer in rear roof slope and addition of two front r

51 REIDHAVEN ROAD, LONDON, SE18 1BN

Undecided

View all planning applications on your dashboard →

● Approved ● Pending ● Refused

🌎 Area Profile — SE18 6 ⓘ What are deciles?

IMD (Overall)

                3/10
            

High deprivation

Crime

                2/10
            

High deprivation

Income

                3/10
            

High deprivation

Employment

                4/10
            

Mid deprivation

Education

                6/10
            

Mid deprivation

Housing Barriers

                4/10
            

Mid deprivation

Rural/Urban

Mixed

📊 Investment Skill Analysis

Net Yield

6.9%

Gross:9.8%

Mortgage

PASS

75% LTV · 5.0% rate

Survey Risk

Low Risk

Score: 1/10

SDLT (Additional)

£13,600

5.9% effective rate · Company: £13,600

Void Risk

Medium

~5 weeks/year

Statistical CI (65%)

£293,751 –£386,589

vs Comparable Mean:-32.4%· n=10

Best Strategy

Serviced Accommodation

£248/mo

📊 SE18 market data →

SPV Tax Saving

£3,704/yr

Breakeven: — years

5-Year IRR

11.8%

IRR — Strong

Scenario Analysis

Scenario	Monthly Rent	Gross Yield	Net Yield	Cashflow/mo	IRR 5yr
Bear	£1,600	8.3%	5.2%	£68	-1.9%
Conservative	£1,750	9.1%	6.2%	£397	7.6%
Base	£1,882	9.8%	6.9%	£599	11.8%
Optimistic	£2,033	10.6%	7.7%	£820	16.7%
Bull	£2,221	11.6%	8.6%	£1,076	22.8%

Detailed Analysis

💸 Yield & Returns

Gross Yield	●9.82%
Net Yield	●6.88%
Net Annual Income	£15,815
Deductions: void 8% (−£1,807) · mgmt 10% (−£2,259) · maint 10% (−£2,259) · fixed costs ins.+gas+EPC (−£445)
Monthly IO Mortgage	£717
Monthly Cashflow (IO)	●£601
Cash-on-Cash Return	●9.56%
5-Year IRR	●11.8%

● Above benchmark ● Near benchmark ● Below benchmark

💰 Tax Analysis

SDLT (Additional Property)	£13,600
SDLT Effective Rate	5.91%
SDLT (Company)	£13,600
Section 24 Extra Tax/yr (higher rate)	£1,725
SPV Annual Saving	£3,704
SPV Breakeven	— yrs
CGT Projected Sale (5yr)	£266,633
Less: Purchase Price	−£230,000
Less: Buying Costs (SDLT + legal)	−£16,200
Less: Selling Costs (est. 2.5%)	−£6,666
= CGT Net Gain (5yr)	£13,767
CGT at 24%	£2,584

📈 Scenario Analysis

Scenario	Monthly Rent	Gross Yield	Net Yield	Cashflow/mo	IRR 5yr
Bear	£1,600	8.3%	5.2%	£68	-1.9%
Conservative	£1,750	9.1%	6.2%	£397	7.6%
Base	£1,882	9.8%	6.9%	£599	11.8%
Optimistic	£2,033	10.6%	7.7%	£820	16.7%
Bull	£2,221	11.6%	8.6%	£1,076	22.8%

📊 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 →

Glyndon Road, SE18