Victoria Mill, Houldsworth Street, Reddish, Stockport, SK5
Apartment · 1 bed
Supports major UK property portals
Suggested Offer Range
Already 13.5% below the comparable sales mean — some negotiation possible but limited margin.
Property Details
- Asking Price
- £120,000
- Property Type
- Apartment
- Bedrooms
- 1
- Bathrooms
- N/A
- Occupancy
- 🔒 Currently Tenanted
- Est. Floor Area
- 614 sqft (est.)
- Article 4 Area
- ✓ No restriction — SA permitted under PD rights
This listing is priced below the postcode sector benchmark.
Motivated Seller Analysis
Watch — 4/10Behavioural signals: Below market valueTenanted investment
Matched signals:
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £374 |
| ICR (actual) | 2.34x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £120,000 |
| Deposit (25% — 75% LTV) | £30,000 |
| SDLT (additional property, 5% surcharge) | £6,000 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £38,999 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £120,000 | Loan (75% LTV) | £90,000 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £412 |
| Rent needed (1.5×) | £619/mo | Estimated rent | £875/mo |
| Stress ratio | 2.12× (need ≥ 1.5×) +£256 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 | £1,108 |
| SA net/mo | £825 |
| BTL est./mo | £875 |
| SA vs BTL uplift | +£233/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £129,227 | +£9,227 | £34,294 | +£4,294 (3.6%) |
| 5 years | £135,769 | +£15,769 | £39,168 | +£9,168 (7.6%) |
| 7 years | £142,642 | +£22,642 | £44,289 | +£14,289 (11.9%) |
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 | £10,500 | £123,600 | £7,115 | £2,615 | £6,215 | 15.5% |
| Yr 3 | £11,032 | £131,127 | £7,498 | £8,417 | £19,544 | 48.7% |
| Yr 5 | £11,590 | £139,113 | £7,900 | £15,013 | £34,126 | 85.1% |
| Yr 10 | £13,113 | £161,270 | £8,996 | £35,248 | £76,518 | 190.8% |
| Yr 15 | £14,836 | £186,956 | £10,237 | £61,390 | £128,346 | 320.1% |
| Yr 20 | £16,786 | £216,733 | £11,641 | £94,218 | £190,951 | 476.2% |
| Yr 25 | £18,992 | £251,253 | £13,229 | £134,608 | £265,861 | 663.0% |
| Yr 30 | £21,487 | £291,271 | £15,026 | £183,554 | £354,826 | 884.9% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
🌎 Area Profile — SK5 6 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £744 | 7.4% | 4.5% | £-41 | -5.8% |
| Conservative | £814 | 8.1% | 5.3% | £120 | 4.3% |
| Base | £875 | 8.8% | 5.9% | £218 | 8.7% |
| Optimistic | £945 | 9.5% | 6.6% | £325 | 13.7% |
| Bull | £1,032 | 10.3% | 7.5% | £448 | 20.0% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●8.75% |
| Net Yield | ●5.93% |
| Net Annual Income | £7,115 |
| Deductions: void 8% (−£840) · mgmt 10% (−£1,050) · maint 10% (−£1,050) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £374 |
| Monthly Cashflow (IO) | ●£219 |
| Cash-on-Cash Return | ●6.52% |
| 5-Year IRR | ●8.7% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £6,000 |
| SDLT Effective Rate | 5.0% |
| SDLT (Company) | £6,000 |
| Section 24 Extra Tax/yr (higher rate) | £900 |
| SPV Annual Saving | £1,806 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £139,113 |
| Less: Purchase Price | −£120,000 |
| Less: Buying Costs (SDLT + legal) | −£8,600 |
| Less: Selling Costs (est. 2.5%) | −£3,478 |
| = CGT Net Gain (5yr) | £7,035 |
| CGT at 24% | £968 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £744 | 7.4% | 4.5% | £-41 | -5.8% |
| Conservative | £814 | 8.1% | 5.3% | £120 | 4.3% |
| Base | £875 | 8.8% | 5.9% | £218 | 8.7% |
| Optimistic | £945 | 9.5% | 6.6% | £325 | 13.7% |
| Bull | £1,032 | 10.3% | 7.5% | £448 | 20.0% |