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Houldsworth Street, Reddish, Stockport, Greater Manchester, SK5

Rightmove Sector: SK5 6

                    £110,000
                

asking price

vs Benchmark

-26%

below Sector Median

Est. £/sqft

£179

benchmark £232/sqft

Investment Score

8/10

strong opportunity

Days on Market

145

motivated seller signal

Suggested Offer Range

Low offer

£104,500

£5,500 below asking

Target offer

£106,700

£3,300 below asking

High offer

£110,000

At asking price

Already 20.7% 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: £110,000
Property Type: Flat
Bedrooms: 1
Bathrooms: N/A
Est. Floor Area: 614 sqft (est.)
Article 4 Area: ✓ No restriction — SA permitted under PD rights

-25.7% vs Sector Median (n=52 sales)

This listing is priced below the postcode sector benchmark.

Motivated Seller Analysis

Watch — 4/10

Behavioural signals: 145 days on marketBelow market value

💸 Mortgage & Financing

Recommended LTV	75.0%
Indicative Rate	4.99%
Monthly IO Payment	£343
ICR (actual)	2.3x
Feasibility	PASS
💲 Total Cash Required
Purchase Price	£110,000
Deposit (25% — 75% LTV)	£27,500
SDLT (additional property, 5% surcharge)	£5,500
Legal fees (est.)	£1,500
Survey (est.)	£500
Arrangement fee (est.)	£999
Total cash required	£35,999

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 2.1x monthly interest — lender likely to approve.

Purchase price	£110,000	Loan (75% LTV)	£82,500
Rate (IO)	5.5% p.a.	Monthly interest	£378
Rent needed (1.5×)	£567/mo	Estimated rent	£789/mo
Stress ratio	2.09× (need ≥ 1.5×) +£222 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

✓ Viable

SA gross/mo	£1,108
SA net/mo	£825
BTL est./mo	£789
SA vs BTL uplift	+£319/mo

Hold Period	Est. Sale Price	Capital Gain	Net Proceeds	Total Return
3 years	£118,458	+£8,458	£31,371	+£3,871 (3.5%)
5 years	£124,455	+£14,455	£35,839	+£8,339 (7.6%)
7 years	£130,755	+£20,755	£40,533	+£13,033 (11.8%)

Break-even Horizon

54 months

Medium-term (3–5 years)

Flip Viability

Viable

Comp median: £145,000 — margin: +£35,000

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 SK5 6

Address	Type	Beds	Price	£/sqft	Date	Distance
83, CROMWELL AVENUE, SK5 6GA	Flat	2	£145,000	£190	27/02/26	0.96 mi
FLAT 103, VICTORIA MILL, HOULDSWORTH STREET, SK5 6AX	Flat	0	£86,500	£236	20/02/26	< 0.1 mi
APARTMENT 427, ELISABETH MILL, ELISABETH GARDENS, SK5 6FX	Flat	1	£148,000	£246	06/02/26	< 0.1 mi
49, CRAVENWOOD ROAD, SK5 6PQ	Flat	1	£130,000	£246	14/01/26	0.77 mi
APARTMENT 109, ELISABETH MILL, ELISABETH GARDENS, SK5 6FW	Flat	1	£155,000	£257	13/01/26	< 0.1 mi
FLAT 6, CHAPEL HOUSE, 31, PRIORY LANE, SK5 6HL	Flat	1	£160,000	£303	16/12/25	0.19 mi
FLAT 7, VICTORIA MILL, HOULDSWORTH STREET, SK5 6AR	Flat	1	£100,000	£216	15/12/25	< 0.1 mi
15, FAIRWAY VIEW, SK5 6GD	Flat	1	£180,000	£293	15/12/25	< 0.1 mi
FLAT 101, HOULDSWORTH MILL, WATERHOUSE WAY, SK5 6DD	Flat	1	£142,650	£228	19/11/25	0.27 mi
FLAT 202, HOULDSWORTH MILL, WATERHOUSE WAY, SK5 6DD	Flat	1	£140,000	£224	07/11/25	0.27 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: 8.1%

Year	Est. Rent/yr	Est. Value	Net Income/yr	Cum. Cashflow	Total Return	ROI on Cash Invested
Yr 1	£9,471	£113,300	£6,374	£2,249	£5,549	15.0%
Yr 3	£9,950	£120,200	£6,719	£7,263	£17,463	47.1%
Yr 5	£10,454	£127,520	£7,082	£12,994	£30,514	82.2%
Yr 10	£11,828	£147,831	£8,071	£30,697	£68,528	184.7%
Yr 15	£13,382	£171,376	£9,190	£53,730	£115,106	310.3%
Yr 20	£15,141	£198,672	£10,456	£82,792	£171,464	462.2%
Yr 25	£17,130	£230,316	£11,889	£118,676	£238,991	644.2%
Yr 30	£19,382	£266,999	£13,510	£162,278	£319,277	860.6%

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)

● DC/099169 0.24 mi

To prune x 1 mature Glutinosa tree to clear phone wires by 2 metres. HAR/ CA17.

Street Record Passageway Side Of 5 Rupert Terrace To 9 Leamington Court North Reddish Stockport SK5 6DX

Undecided

● DC/099348 0.26 mi

Retrospective application for siting an InPost Parcel Locker

46-50 Gorton Road North Reddish Stockport SK5 6AH

Undecided

● DC/099253 0.28 mi

Proposed single-storey rear extension/conservatory (i) The projection of the proposed extension beyond the rear wall of

56 Churchill Crescent North Reddish Stockport SK5 6HZ

Undecided

● DC/099113 0.36 mi

To reduce x1 mature Sylvatica tree by 2.5m from side of property. HAR/CA17.

20 Tarvin Avenue Heaton Chapel Stockport SK4 5LG

Undecided

● DC/099298 0.42 mi

Erection of single storey outbuilding in rear garden. Existing shed/store to be demolished.

12 Coleridge Road North Reddish Stockport SK5 6JU

Undecided

View all planning applications on your dashboard →

● Approved ● Pending ● Refused

🌎 Area Profile — SK5 6 ⓘ What are deciles?

IMD (Overall)

                5/10
            

Mid deprivation

Crime

                2/10
            

High deprivation

Income

                5/10
            

Mid deprivation

Employment

                5/10
            

Mid deprivation

Education

                5/10
            

Mid deprivation

Housing Barriers

                10/10
            

Low deprivation

Rural/Urban

Mixed

📊 Investment Skill Analysis

Net Yield

5.8%

Gross:8.6%

Mortgage

PASS

75% LTV · 5.0% rate

Survey Risk

Low Risk

Score: 2/10

SDLT (Additional)

£5,500

5.0% effective rate · Company: £5,500

Void Risk

Medium

~5 weeks/year

Statistical CI (65%)

£130,104 –£147,326

vs Comparable Mean:-20.7%· n=10

Best Strategy

Serviced Accommodation

£482/mo

📊 SK5 market data →

SPV Tax Saving

£1,643/yr

Breakeven: — years

5-Year IRR

8.1%

IRR — Moderate

Scenario Analysis

Scenario	Monthly Rent	Gross Yield	Net Yield	Cashflow/mo	IRR 5yr
Bear	£671	7.3%	4.4%	£-48	-6.5%
Conservative	£734	8.0%	5.2%	£98	3.7%
Base	£789	8.6%	5.8%	£187	8.1%
Optimistic	£852	9.3%	6.5%	£284	13.1%
Bull	£931	10.2%	7.3%	£395	19.4%

⚠ Condition Flags

Extended Market Time (MODERATE)

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

Detailed Analysis

💸 Yield & Returns

Gross Yield	●8.61%
Net Yield	●5.79%
Net Annual Income	£6,372
Deductions: void 8% (−£758) · mgmt 10% (−£947) · maint 10% (−£947) · fixed costs ins.+gas+EPC (−£445)
Monthly IO Mortgage	£343
Monthly Cashflow (IO)	●£188
Cash-on-Cash Return	●6.06%
5-Year IRR	●8.1%

● Above benchmark ● Near benchmark ● Below benchmark

💰 Tax Analysis

SDLT (Additional Property)	£5,500
SDLT Effective Rate	5.0%
SDLT (Company)	£5,500
Section 24 Extra Tax/yr (higher rate)	£825
SPV Annual Saving	£1,643
SPV Breakeven	— yrs
CGT Projected Sale (5yr)	£127,520
Less: Purchase Price	−£110,000
Less: Buying Costs (SDLT + legal)	−£8,100
Less: Selling Costs (est. 2.5%)	−£3,188
= CGT Net Gain (5yr)	£6,232
CGT at 24%	£776

📈 Scenario Analysis

Scenario	Monthly Rent	Gross Yield	Net Yield	Cashflow/mo	IRR 5yr
Bear	£671	7.3%	4.4%	£-48	-6.5%
Conservative	£734	8.0%	5.2%	£98	3.7%
Base	£789	8.6%	5.8%	£187	8.1%
Optimistic	£852	9.3%	6.5%	£284	13.1%
Bull	£931	10.2%	7.3%	£395	19.4%

📊 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 →

Houldsworth Street, Reddish, Stockport, Greater Manchester, SK5