West Moor Road, Sunderland, Tyne and Wear, SR4
Semi-Detached · 2 bed
Supports major UK property portals
Suggested Offer Range
Already 50.3% 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
- £100,000
- Property Type
- Semi-Detached
- Bedrooms
- 2
- Bathrooms
- N/A
- Est. Floor Area
- 904 sqft (est.)
- Article 4 Area
- ✓ No restriction — SA permitted under PD rights
This listing is priced below the postcode sector benchmark.
Motivated Seller Analysis
Watch — 4/10Behavioural signals: 98 days on marketBelow market value
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £312 |
| ICR (actual) | 2.04x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £100,000 |
| Deposit (25% — 75% LTV) | £25,000 |
| SDLT (additional property, 5% surcharge) | £5,000 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £32,999 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £100,000 | Loan (75% LTV) | £75,000 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £344 |
| Rent needed (1.5×) | £516/mo | Estimated rent | £635/mo |
| Stress ratio | 1.85× (need ≥ 1.5×) +£119 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 | £1,641 |
| SA net/mo | £1,294 |
| BTL est./mo | £635 |
| SA vs BTL uplift | +£1,006/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £107,689 | +£7,689 | £28,448 | +£3,448 (3.4%) |
| 5 years | £113,141 | +£13,141 | £32,510 | +£7,510 (7.5%) |
| 7 years | £118,869 | +£18,869 | £36,777 | +£11,777 (11.8%) |
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 | £7,620 | £103,000 | £5,041 | £1,291 | £4,291 | 12.6% |
| Yr 3 | £8,006 | £109,273 | £5,319 | £4,289 | £13,562 | 39.8% |
| Yr 5 | £8,411 | £115,927 | £5,611 | £7,863 | £23,791 | 69.8% |
| Yr 10 | £9,516 | £134,392 | £6,407 | £19,516 | £53,908 | 158.1% |
| Yr 15 | £10,767 | £155,797 | £7,307 | £35,457 | £91,253 | 267.6% |
| Yr 20 | £12,182 | £180,611 | £8,326 | £56,248 | £136,859 | 401.3% |
| Yr 25 | £13,782 | £209,378 | £9,478 | £82,528 | £191,906 | 562.8% |
| Yr 30 | £15,594 | £242,726 | £10,782 | £115,018 | £257,744 | 755.8% |
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 | £540 | 6.5% | 3.8% | £-92 | -9.4% |
| Conservative | £591 | 7.1% | 4.5% | £33 | 1.3% |
| Base | £635 | 7.6% | 5.0% | £108 | 5.7% |
| Optimistic | £686 | 8.2% | 5.6% | £189 | 10.8% |
| Bull | £749 | 9.0% | 6.4% | £282 | 17.3% |
⚠ Condition Flags
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●7.62% |
| Net Yield | ●5.04% |
| Net Annual Income | £5,041 |
| Deductions: void 8% (−£610) · mgmt 10% (−£762) · maint 10% (−£762) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £312 |
| Monthly Cashflow (IO) | ●£108 |
| Cash-on-Cash Return | ●3.79% |
| 5-Year IRR | ●5.7% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £5,000 |
| SDLT Effective Rate | 5.0% |
| SDLT (Company) | £5,000 |
| Section 24 Extra Tax/yr (higher rate) | £750 |
| SPV Annual Saving | £1,365 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £115,927 |
| Less: Purchase Price | −£100,000 |
| Less: Buying Costs (SDLT + legal) | −£7,600 |
| Less: Selling Costs (est. 2.5%) | −£2,898 |
| = CGT Net Gain (5yr) | £5,429 |
| CGT at 24% | £583 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £540 | 6.5% | 3.8% | £-92 | -9.4% |
| Conservative | £591 | 7.1% | 4.5% | £33 | 1.3% |
| Base | £635 | 7.6% | 5.0% | £108 | 5.7% |
| Optimistic | £686 | 8.2% | 5.6% | £189 | 10.8% |
| Bull | £749 | 9.0% | 6.4% | £282 | 17.3% |