Sutton Place, Brockenhurst, SO42
Terraced · 4 bed
Supports major UK property portals
Suggested Offer Range
Already 19.2% below the comparable sales mean — limited negotiation margin. Strong value at current asking price.
Property Details
- Asking Price
- £499,950
- Property Type
- Terraced
- Bedrooms
- 4
- Bathrooms
- N/A
- Est. Floor Area
- 980 sqft (est.)
- Article 4 Area
- ⚠️ Yes — SA/HMO may need planning consent
This listing is priced below the postcode sector benchmark.
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £1,559 |
| ICR (actual) | 1.26x |
| Feasibility | REFER |
| Notes: Rental coverage 90% — below 100% stressed coverage, most lenders will decline | |
| 💲 Total Cash Required | |
| Purchase Price | £499,950 |
| Deposit (25% — 75% LTV) | £124,987 |
| SDLT (additional property, 5% surcharge) | £39,995 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £167,981 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £499,950 | Loan (75% LTV) | £374,962 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £1,719 |
| Rent needed (1.5×) | £2,578/mo | Estimated rent | £1,970/mo |
| Stress ratio | 1.15× (need ≥ 1.5×) £608 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 | £1,158 |
| SA net/mo | £869 |
| BTL est./mo | £1,971 |
| SA vs BTL uplift | £-813/mo |
| ⚠ Article 4 area — SA/HMO may require planning consent | |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £538,391 | +£38,441 | £145,347 | +£20,360 (4.1%) |
| 5 years | £565,648 | +£65,698 | £165,653 | +£40,665 (8.1%) |
| 7 years | £594,283 | +£94,333 | £186,987 | +£61,999 (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 SO42 7
⚠️ Only 2 comparable sale(s) matched 4 bedrooms; showing all property types for context.
| Address | Type | Beds | Price | £/sqft | Date | Distance |
|---|---|---|---|---|---|---|
| 1, THE MEWS, 17, BROOKLEY ROAD, SO42 7AD | Terraced | 4 | £499,999 | £366 | 18/12/25 | 0.17 mi |
| 17, AUCKLAND AVENUE, SO42 7RS | Terraced | 4 | £540,000 | £418 | 19/09/25 | 0.22 mi |
| 25, LATCHMOOR COURT, BROOKLEY ROAD, SO42 7PY | Terraced | 3 | £365,000 | £385 | 31/03/25 | 0.21 mi |
| NUTHATCH, MEERUT ROAD, SO42 7TD | Terraced | 3 | £730,000 | £714 | 28/03/25 | 0.33 mi |
| BARN COTTAGE, WATERS GREEN, SO42 7RG | Terraced | 3 | £795,000 | £849 | 17/03/25 | 0.18 mi |
| 27, FATHERSFIELD, SO42 7TH | Terraced | 2 | £400,000 | £523 | 25/11/24 | 0.20 mi |
| CHARLOCK, MEERUT ROAD, SO42 7TD | Terraced | 3 | £775,000 | £766 | 15/11/24 | 0.33 mi |
| 10, GREENWAYS ROAD, SO42 7RN | Terraced | 3 | £510,000 | £520 | 21/10/24 | < 0.1 mi |
| CELANDINE, MEERUT ROAD, SO42 7TD | Terraced | 2 | £725,000 | £821 | 12/09/24 | 0.33 mi |
| SPECKLED WOOD, MEERUT ROAD, SO42 7TD | Terraced | 3 | £850,000 | £831 | 29/08/24 | 0.33 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 | £23,648 | £514,948 | £16,581 | £-2,167 | £12,832 | 7.6% |
| Yr 3 | £24,845 | £546,309 | £17,443 | £-5,213 | £41,146 | 24.3% |
| Yr 5 | £26,103 | £579,579 | £18,349 | £-6,470 | £73,159 | 43.3% |
| Yr 10 | £29,533 | £671,891 | £20,819 | £-1,179 | £170,762 | 101.0% |
| Yr 15 | £33,413 | £778,906 | £23,613 | £17,417 | £296,373 | 175.3% |
| Yr 20 | £37,804 | £902,965 | £26,774 | £51,068 | £454,084 | 268.6% |
| Yr 25 | £42,772 | £1,046,784 | £30,351 | £101,752 | £648,586 | 383.6% |
| Yr 30 | £48,393 | £1,213,510 | £34,398 | £171,707 | £885,267 | 523.6% |
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)
🌎 Area Profile — SO42 7 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,674 | 4.0% | 2.5% | £-980 | -15.7% |
| Conservative | £1,832 | 4.4% | 3.0% | £-473 | -4.2% |
| Base | £1,970 | 4.7% | 3.3% | £-181 | 0.7% |
| Optimistic | £2,128 | 5.1% | 3.7% | £131 | 6.3% |
| Bull | £2,325 | 5.6% | 4.2% | £480 | 13.2% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●4.73% |
| Net Yield | ●3.32% |
| Net Annual Income | £16,576 |
| Deductions: void 8% (−£1,892) · mgmt 10% (−£2,365) · maint 10% (−£2,365) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £1,559 |
| Monthly Cashflow (IO) | ●£-178 |
| Cash-on-Cash Return | ●-1.28% |
| 5-Year IRR | ●0.7% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £39,995 |
| SDLT Effective Rate | 8.0% |
| SDLT (Company) | £39,995 |
| Section 24 Extra Tax/yr (higher rate) | £3,750 |
| SPV Annual Saving | £3,815 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £579,579 |
| Less: Purchase Price | −£499,950 |
| Less: Buying Costs (SDLT + legal) | −£42,595 |
| Less: Selling Costs (est. 2.5%) | −£14,489 |
| = CGT Net Gain (5yr) | £22,545 |
| CGT at 24% | £4,691 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,674 | 4.0% | 2.5% | £-980 | -15.7% |
| Conservative | £1,832 | 4.4% | 3.0% | £-473 | -4.2% |
| Base | £1,970 | 4.7% | 3.3% | £-181 | 0.7% |
| Optimistic | £2,128 | 5.1% | 3.7% | £131 | 6.3% |
| Bull | £2,325 | 5.6% | 4.2% | £480 | 13.2% |