Hylton Street, Millfield, Sunderland
Property · 3 bed
Supports major UK property portals
Suggested Offer Range
Already 18.0% 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
- £89,950
- Property Type
- Property
- Bedrooms
- 3
- Bathrooms
- N/A
- Est. Floor Area
- 936 sqft (est.)
- Article 4 Area
- ✓ No restriction — SA permitted under PD rights
This listing is priced below the postcode sector benchmark.
Motivated Seller Analysis
Active — 6/10Behavioural signals: Below market value
Matched signals:
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £281 |
| ICR (actual) | 2.7x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £89,950 |
| Deposit (25% — 75% LTV) | £22,487 |
| SDLT (additional property, 5% surcharge) | £4,498 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £29,984 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £89,950 | Loan (75% LTV) | £67,462 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £309 |
| Rent needed (1.5×) | £464/mo | Estimated rent | £757/mo |
| Stress ratio | 2.45× (need ≥ 1.5×) +£293 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 | £1,846 |
| SA net/mo | £1,474 |
| BTL est./mo | £757 |
| SA vs BTL uplift | +£1,089/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £96,866 | +£6,916 | £25,511 | +£3,023 (3.4%) |
| 5 years | £101,770 | +£11,820 | £29,164 | +£6,677 (7.4%) |
| 7 years | £106,922 | +£16,972 | £33,003 | +£10,515 (11.7%) |
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 | £9,085 | £92,648 | £6,096 | £2,723 | £5,422 | 17.4% |
| Yr 3 | £9,545 | £98,291 | £6,427 | £8,664 | £17,005 | 54.7% |
| Yr 5 | £10,028 | £104,277 | £6,775 | £15,292 | £29,619 | 95.3% |
| Yr 10 | £11,346 | £120,885 | £7,724 | £35,102 | £66,037 | 212.4% |
| Yr 15 | £12,837 | £140,139 | £8,797 | £60,024 | £110,213 | 354.5% |
| Yr 20 | £14,524 | £162,460 | £10,012 | £90,729 | £163,239 | 525.1% |
| Yr 25 | £16,432 | £188,335 | £11,386 | £127,978 | £226,364 | 728.2% |
| Yr 30 | £18,592 | £218,332 | £12,941 | £172,631 | £301,013 | 968.3% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
🌎 Area Profile — SR4 7 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £643 | 8.6% | 5.1% | £16 | -3.5% |
| Conservative | £704 | 9.4% | 6.1% | £147 | 6.2% |
| Base | £757 | 10.1% | 6.8% | £227 | 10.3% |
| Optimistic | £818 | 10.9% | 7.6% | £315 | 15.1% |
| Bull | £893 | 11.9% | 8.6% | £417 | 21.2% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●10.1% |
| Net Yield | ●6.78% |
| Net Annual Income | £6,095 |
| Deductions: void 8% (−£727) · mgmt 10% (−£908) · maint 10% (−£908) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £281 |
| Monthly Cashflow (IO) | ●£227 |
| Cash-on-Cash Return | ●8.76% |
| 5-Year IRR | ●10.3% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £4,498 |
| SDLT Effective Rate | 5.0% |
| SDLT (Company) | £4,498 |
| Section 24 Extra Tax/yr (higher rate) | £675 |
| SPV Annual Saving | £1,552 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £104,277 |
| Less: Purchase Price | −£89,950 |
| Less: Buying Costs (SDLT + legal) | −£7,098 |
| Less: Selling Costs (est. 2.5%) | −£2,607 |
| = CGT Net Gain (5yr) | £4,622 |
| CGT at 24% | £389 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £643 | 8.6% | 5.1% | £16 | -3.5% |
| Conservative | £704 | 9.4% | 6.1% | £147 | 6.2% |
| Base | £757 | 10.1% | 6.8% | £227 | 10.3% |
| Optimistic | £818 | 10.9% | 7.6% | £315 | 15.1% |
| Bull | £893 | 11.9% | 8.6% | £417 | 21.2% |