Woodcote Road, Southampton, Hampshire, SO17
Semi-Detached · 4 bed
Supports major UK property portals
Suggested Offer Range
Already 30.9% below the comparable sales mean — limited negotiation margin. Strong value at current asking price.
Property Details
- Asking Price
- £290,000
- Property Type
- Semi-Detached
- Bedrooms
- 4
- Bathrooms
- N/A
- Est. Floor Area
- 1103 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 — 5/10Behavioural signals: 112 days on marketBelow market value
Matched signals:
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £904 |
| ICR (actual) | 2.08x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £290,000 |
| Deposit (25% — 75% LTV) | £72,500 |
| SDLT (additional property, 5% surcharge) | £19,000 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £94,499 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £290,000 | Loan (75% LTV) | £217,500 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £997 |
| Rent needed (1.5×) | £1,495/mo | Estimated rent | £1,878/mo |
| Stress ratio | 1.88× (need ≥ 1.5×) +£383 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 | £950 |
| SA net/mo | £686 |
| BTL est./mo | £1,878 |
| SA vs BTL uplift | £-928/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £312,298 | +£22,298 | £83,982 | +£11,482 (4.0%) |
| 5 years | £328,108 | +£38,108 | £95,761 | +£23,261 (8.0%) |
| 7 years | £344,719 | +£54,719 | £108,136 | +£35,636 (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 | £22,533 | £298,700 | £15,779 | £4,904 | £13,604 | 14.2% |
| Yr 3 | £23,674 | £316,891 | £16,600 | £15,938 | £42,829 | 44.8% |
| Yr 5 | £24,872 | £336,189 | £17,463 | £28,677 | £74,867 | 78.3% |
| Yr 10 | £28,141 | £389,736 | £19,816 | £68,561 | £168,297 | 176.0% |
| Yr 15 | £31,839 | £451,811 | £22,479 | £121,123 | £282,934 | 296.0% |
| Yr 20 | £36,022 | £523,772 | £25,491 | £188,030 | £421,803 | 441.2% |
| Yr 25 | £40,756 | £607,196 | £28,899 | £271,167 | £588,363 | 615.4% |
| Yr 30 | £46,112 | £703,906 | £32,755 | £372,667 | £786,573 | 822.8% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
🌎 Area Profile — SO17 1 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,596 | 6.6% | 4.1% | £-178 | -7.3% |
| Conservative | £1,747 | 7.2% | 4.9% | £189 | 2.9% |
| Base | £1,878 | 7.8% | 5.4% | £409 | 7.4% |
| Optimistic | £2,028 | 8.4% | 6.1% | £648 | 12.5% |
| Bull | £2,216 | 9.2% | 6.8% | £922 | 19.0% |
⚠ Condition Flags
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●7.77% |
| Net Yield | ●5.44% |
| Net Annual Income | £15,781 |
| Deductions: void 8% (−£1,803) · mgmt 10% (−£2,253) · maint 10% (−£2,253) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £904 |
| Monthly Cashflow (IO) | ●£411 |
| Cash-on-Cash Return | ●5.13% |
| 5-Year IRR | ●7.4% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £19,000 |
| SDLT Effective Rate | 6.55% |
| SDLT (Company) | £19,000 |
| Section 24 Extra Tax/yr (higher rate) | £2,175 |
| SPV Annual Saving | £3,811 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £336,189 |
| Less: Purchase Price | −£290,000 |
| Less: Buying Costs (SDLT + legal) | −£21,600 |
| Less: Selling Costs (est. 2.5%) | −£8,405 |
| = CGT Net Gain (5yr) | £16,184 |
| CGT at 24% | £3,164 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,596 | 6.6% | 4.1% | £-178 | -7.3% |
| Conservative | £1,747 | 7.2% | 4.9% | £189 | 2.9% |
| Base | £1,878 | 7.8% | 5.4% | £409 | 7.4% |
| Optimistic | £2,028 | 8.4% | 6.1% | £648 | 12.5% |
| Bull | £2,216 | 9.2% | 6.8% | £922 | 19.0% |