Portswood Road, Ascupart House Portswood Road, SO17
Flat · 2 bed
Supports major UK property portals
Suggested Offer Range
Already 13.7% below the comparable sales mean — some negotiation possible but limited margin.
Property Details
- Asking Price
- £165,000
- Property Type
- Flat
- Bedrooms
- 2
- Bathrooms
- N/A
- Floor Area
- 657 sqft
- Article 4 Area
- ✓ No restriction — SA permitted under PD rights
This listing is priced below the postcode sector benchmark.
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £515 |
| ICR (actual) | 2.14x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £165,000 |
| Deposit (25% — 75% LTV) | £41,250 |
| SDLT (additional property, 5% surcharge) | £9,050 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £53,299 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £165,000 | Loan (75% LTV) | £123,750 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £567 |
| Rent needed (1.5×) | £851/mo | Estimated rent | £1,101/mo |
| Stress ratio | 1.94× (need ≥ 1.5×) +£250 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 | £1,055 |
| SA net/mo | £778 |
| BTL est./mo | £1,101 |
| SA vs BTL uplift | £-46/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £177,687 | +£12,687 | £47,447 | +£6,197 (3.8%) |
| 5 years | £186,682 | +£21,682 | £54,148 | +£12,898 (7.8%) |
| 7 years | £196,133 | +£31,133 | £61,189 | +£19,939 (12.1%) |
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 | £13,216 | £169,950 | £9,071 | £2,883 | £7,833 | 14.4% |
| Yr 3 | £13,886 | £180,300 | £9,553 | £9,370 | £24,670 | 45.3% |
| Yr 5 | £14,589 | £191,280 | £10,059 | £16,856 | £43,136 | 79.3% |
| Yr 10 | £16,506 | £221,746 | £11,439 | £40,285 | £97,031 | 178.4% |
| Yr 15 | £18,675 | £257,065 | £13,001 | £71,151 | £163,215 | 300.0% |
| Yr 20 | £21,129 | £298,008 | £14,768 | £110,430 | £243,438 | 447.5% |
| Yr 25 | £23,905 | £345,473 | £16,767 | £159,229 | £339,702 | 624.5% |
| Yr 30 | £27,046 | £400,498 | £19,028 | £218,798 | £454,296 | 835.1% |
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 | £936 | 6.8% | 4.2% | £-99 | -7.1% |
| Conservative | £1,024 | 7.4% | 4.9% | £112 | 3.2% |
| Base | £1,101 | 8.0% | 5.5% | £240 | 7.7% |
| Optimistic | £1,189 | 8.6% | 6.1% | £379 | 12.8% |
| Bull | £1,299 | 9.4% | 6.9% | £538 | 19.2% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●8.01% |
| Net Yield | ●5.5% |
| Net Annual Income | £9,068 |
| Deductions: void 8% (−£1,057) · mgmt 10% (−£1,322) · maint 10% (−£1,322) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £515 |
| Monthly Cashflow (IO) | ●£241 |
| Cash-on-Cash Return | ●5.3% |
| 5-Year IRR | ●7.7% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £9,050 |
| SDLT Effective Rate | 5.48% |
| SDLT (Company) | £9,050 |
| Section 24 Extra Tax/yr (higher rate) | £1,238 |
| SPV Annual Saving | £2,270 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £191,280 |
| Less: Purchase Price | −£165,000 |
| Less: Buying Costs (SDLT + legal) | −£11,650 |
| Less: Selling Costs (est. 2.5%) | −£4,782 |
| = CGT Net Gain (5yr) | £9,848 |
| CGT at 24% | £1,644 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £936 | 6.8% | 4.2% | £-99 | -7.1% |
| Conservative | £1,024 | 7.4% | 4.9% | £112 | 3.2% |
| Base | £1,101 | 8.0% | 5.5% | £240 | 7.7% |
| Optimistic | £1,189 | 8.6% | 6.1% | £379 | 12.8% |
| Bull | £1,299 | 9.4% | 6.9% | £538 | 19.2% |