St. James Road, Sutton
Flat · 1 bed
Supports major UK property portals
Suggested Offer Range
Already 33.5% below the comparable sales mean — limited negotiation margin. Strong value at current asking price. Note: listed as "Offers Over" — vendor expects full asking price or above.
Property Details
- Asking Price
- £190,000
- Property Type
- Flat
- Bedrooms
- 1
- Bathrooms
- N/A
- Est. Floor Area
- 608 sqft (est.)
- Article 4 Area
- ✓ No restriction — SA permitted under PD rights
This listing is priced below the postcode sector benchmark.
Motivated Seller Analysis
Urgent — 8/10Behavioural signals: 145 days on marketBelow market value
Matched signals:
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £593 |
| ICR (actual) | 2.07x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £190,000 |
| Deposit (25% — 75% LTV) | £47,500 |
| SDLT (additional property, 5% surcharge) | £10,800 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £61,299 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £190,000 | Loan (75% LTV) | £142,500 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £653 |
| Rent needed (1.5×) | £980/mo | Estimated rent | £1,228/mo |
| Stress ratio | 1.88× (need ≥ 1.5×) +£248 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 | £1,022 |
| SA net/mo | £749 |
| BTL est./mo | £1,229 |
| SA vs BTL uplift | £-207/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £204,609 | +£14,609 | £54,754 | +£7,254 (3.8%) |
| 5 years | £214,968 | +£24,968 | £62,471 | +£14,971 (7.9%) |
| 7 years | £225,850 | +£35,850 | £70,578 | +£23,078 (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 | £14,744 | £195,700 | £10,171 | £3,046 | £8,746 | 14.0% |
| Yr 3 | £15,490 | £207,618 | £10,708 | £9,940 | £27,558 | 44.2% |
| Yr 5 | £16,275 | £220,262 | £11,273 | £17,950 | £48,212 | 77.3% |
| Yr 10 | £18,413 | £255,344 | £12,813 | £43,232 | £108,576 | 174.0% |
| Yr 15 | £20,833 | £296,014 | £14,555 | £76,810 | £182,823 | 293.0% |
| Yr 20 | £23,570 | £343,161 | £16,526 | £119,774 | £272,935 | 437.4% |
| Yr 25 | £26,668 | £397,818 | £18,756 | £173,358 | £381,176 | 610.9% |
| Yr 30 | £30,172 | £461,180 | £21,279 | £238,957 | £510,137 | 817.5% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
🌎 Area Profile — SM1 4 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,044 | 6.6% | 4.1% | £-130 | -7.6% |
| Conservative | £1,142 | 7.2% | 4.8% | £109 | 2.8% |
| Base | £1,228 | 7.8% | 5.3% | £253 | 7.3% |
| Optimistic | £1,326 | 8.4% | 6.0% | £410 | 12.4% |
| Bull | £1,449 | 9.2% | 6.7% | £589 | 18.9% |
⚠ Condition Flags
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●7.76% |
| Net Yield | ●5.35% |
| Net Annual Income | £10,165 |
| Deductions: void 8% (−£1,180) · mgmt 10% (−£1,474) · maint 10% (−£1,474) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £593 |
| Monthly Cashflow (IO) | ●£254 |
| Cash-on-Cash Return | ●4.87% |
| 5-Year IRR | ●7.3% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £10,800 |
| SDLT Effective Rate | 5.68% |
| SDLT (Company) | £10,800 |
| Section 24 Extra Tax/yr (higher rate) | £1,425 |
| SPV Annual Saving | £2,531 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £220,262 |
| Less: Purchase Price | −£190,000 |
| Less: Buying Costs (SDLT + legal) | −£13,400 |
| Less: Selling Costs (est. 2.5%) | −£5,507 |
| = CGT Net Gain (5yr) | £11,355 |
| CGT at 24% | £2,005 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,044 | 6.6% | 4.1% | £-130 | -7.6% |
| Conservative | £1,142 | 7.2% | 4.8% | £109 | 2.8% |
| Base | £1,228 | 7.8% | 5.3% | £253 | 7.3% |
| Optimistic | £1,326 | 8.4% | 6.0% | £410 | 12.4% |
| Bull | £1,449 | 9.2% | 6.7% | £589 | 18.9% |