Heycroft Road, Hockley, SS5
Detached Bungalow · 2 bed
Supports major UK property portals
Suggested Offer Range
Already 30.8% below the comparable sales mean — limited negotiation margin. Strong value at current asking price.
Property Details
- Asking Price
- £425,000
- Property Type
- Detached Bungalow
- Bedrooms
- 2
- Bathrooms
- N/A
- Floor Area
- 737 sqft
- 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: Below market value
Matched signals:
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £1,325 |
| ICR (actual) | 0.86x |
| Feasibility | REFER |
| Notes: Rental coverage 62% — below 100% stressed coverage, most lenders will decline | |
| 💲 Total Cash Required | |
| Purchase Price | £425,000 |
| Deposit (25% — 75% LTV) | £106,250 |
| SDLT (additional property, 5% surcharge) | £32,500 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £141,749 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £425,000 | Loan (75% LTV) | £318,750 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £1,461 |
| Rent needed (1.5×) | £2,191/mo | Estimated rent | £1,147/mo |
| Stress ratio | 0.79× (need ≥ 1.5×) £1044 shortfall | ||
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 | £1,161 |
| SA net/mo | £872 |
| BTL est./mo | £1,148 |
| SA vs BTL uplift | +£13/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £457,679 | +£32,679 | £123,440 | +£17,190 (4.0%) |
| 5 years | £480,848 | +£55,848 | £140,702 | +£34,452 (8.1%) |
| 7 years | £505,191 | +£80,191 | £158,838 | +£52,588 (12.4%) |
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
Comparable Sales in SS5 4
| Address | Type | Beds | Price | £/sqft | Date | Distance |
|---|---|---|---|---|---|---|
| 70, THORPE ROAD, SS5 4JT | Detached | 4 | £600,000 | £360 | 06/03/26 | 0.52 mi |
| 14, LABURNUM GROVE, SS5 4SG | Detached | 4 | £466,500 | £367 | 05/03/26 | 1.20 mi |
| 51, BELCHAMPS WAY, SS5 4NU | Detached | 4 | £575,000 | £361 | 05/03/26 | 0.32 mi |
| 16, BELVEDERE AVENUE, SS5 4UL | Detached | 3 | £520,000 | £478 | 19/02/26 | 0.94 mi |
| 10, AUGUSTA DRIVE, SS5 4FY | Detached | 5 | £835,000 | £404 | 11/02/26 | 1.42 mi |
| 11, WOOD END, SS5 4QL | Detached | 4 | £608,000 | £362 | 22/01/26 | 0.59 mi |
| 27, SPENCERS, SS5 4LW | Detached | 4 | £590,000 | £406 | 08/01/26 | 0.25 mi |
| 6, TUDOR WAY, SS5 4EY | Detached | 5 | £615,000 | £326 | 08/01/26 | 0.24 mi |
| 221, MAIN ROAD, SS5 4EQ | Detached | 4 | £610,000 | £373 | 19/12/25 | 0.13 mi |
| RED HILL, WOODSIDE ROAD, SS5 4RU | Detached | 4 | £725,000 | £421 | 10/12/25 | 1.41 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.
| Year | Est. Rent/yr | Est. Value | Net Income/yr | Cum. Cashflow | Total Return | ROI on Cash Invested |
|---|---|---|---|---|---|---|
| Yr 1 | £13,770 | £437,750 | £9,469 | £-6,468 | £6,282 | 4.4% |
| Yr 3 | £14,467 | £464,409 | £9,971 | £-18,655 | £20,754 | 14.5% |
| Yr 5 | £15,200 | £492,691 | £10,499 | £-29,799 | £37,892 | 26.5% |
| Yr 10 | £17,197 | £571,164 | £11,937 | £-52,750 | £93,414 | 65.4% |
| Yr 15 | £19,457 | £662,136 | £13,564 | £-67,953 | £169,183 | 118.4% |
| Yr 20 | £22,013 | £767,597 | £15,405 | £-74,390 | £268,207 | 187.8% |
| Yr 25 | £24,906 | £889,856 | £17,487 | £-70,909 | £393,947 | 275.8% |
| Yr 30 | £28,179 | £1,031,587 | £19,844 | £-56,206 | £550,381 | 385.3% |
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)
🌎 Area Profile — SS5 4 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £975 | 2.8% | 1.7% | £-1,130 | -19.8% |
| Conservative | £1,067 | 3.0% | 2.0% | £-751 | -7.4% |
| Base | £1,147 | 3.2% | 2.2% | £-539 | -2.3% |
| Optimistic | £1,239 | 3.5% | 2.5% | £-316 | 3.5% |
| Bull | £1,353 | 3.8% | 2.8% | £-71 | 10.8% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●3.24% |
| Net Yield | ●2.23% |
| Net Annual Income | £9,465 |
| Deductions: void 8% (−£1,102) · mgmt 10% (−£1,377) · maint 10% (−£1,377) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £1,325 |
| Monthly Cashflow (IO) | ●£-536 |
| Cash-on-Cash Return | ●-4.53% |
| 5-Year IRR | ●-2.3% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £32,500 |
| SDLT Effective Rate | 7.65% |
| SDLT (Company) | £32,500 |
| Section 24 Extra Tax/yr (higher rate) | £1,217 |
| SPV Annual Saving | £1,217 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £492,691 |
| Less: Purchase Price | −£425,000 |
| Less: Buying Costs (SDLT + legal) | −£35,100 |
| Less: Selling Costs (est. 2.5%) | −£12,317 |
| = CGT Net Gain (5yr) | £20,274 |
| CGT at 24% | £4,146 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £975 | 2.8% | 1.7% | £-1,130 | -19.8% |
| Conservative | £1,067 | 3.0% | 2.0% | £-751 | -7.4% |
| Base | £1,147 | 3.2% | 2.2% | £-539 | -2.3% |
| Optimistic | £1,239 | 3.5% | 2.5% | £-316 | 3.5% |
| Bull | £1,353 | 3.8% | 2.8% | £-71 | 10.8% |