Pirehill Lane, Stone, ST15
Detached · 2 bed
Supports major UK property portals
Suggested Offer Range
Close to comparable sales mean. Standard 3–10% negotiation range.
Property Details
- Asking Price
- £280,000
- Property Type
- Detached
- Bedrooms
- 2
- Bathrooms
- N/A
- Floor Area
- 1087 sqft
- 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: 123 days on marketBelow market value
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £873 |
| ICR (actual) | 0.88x |
| Feasibility | REFER |
| Notes: Rental coverage 63% — below 100% stressed coverage, most lenders will decline | |
| 💲 Total Cash Required | |
| Purchase Price | £280,000 |
| Deposit (25% — 75% LTV) | £70,000 |
| SDLT (additional property, 5% surcharge) | £18,000 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £90,999 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £280,000 | Loan (75% LTV) | £210,000 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £962 |
| Rent needed (1.5×) | £1,444/mo | Estimated rent | £770/mo |
| Stress ratio | 0.8× (need ≥ 1.5×) £674 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 | £1,101 |
| SA net/mo | £819 |
| BTL est./mo | £770 |
| SA vs BTL uplift | +£331/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £301,529 | +£21,529 | £81,059 | +£11,059 (3.9%) |
| 5 years | £316,794 | +£36,794 | £92,432 | +£22,432 (8.0%) |
| 7 years | £332,832 | +£52,832 | £104,380 | +£34,380 (12.3%) |
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 ST15 0
🔍 Filtered to 2-bedroom comparable sales only.
| Address | Type | Beds | Price | £/sqft | Date | Distance |
|---|---|---|---|---|---|---|
| 12, CEDARS DRIVE, ST15 0BB | Detached | 2 | £280,000 | £394 | 27/03/26 | 0.63 mi |
| 33, THE FURLONG, ST15 0PE | Detached | 2 | £270,000 | £348 | 06/03/26 | 2.00 mi |
| 2, THE PADDOCKS, ST15 0TF | Detached | 2 | £270,000 | £392 | 20/02/26 | 1.95 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 | £9,240 | £288,400 | £6,208 | £-4,292 | £4,108 | 4.5% |
| Yr 3 | £9,708 | £305,964 | £6,545 | £-12,373 | £13,590 | 14.8% |
| Yr 5 | £10,199 | £324,597 | £6,898 | £-19,756 | £24,841 | 27.0% |
| Yr 10 | £11,539 | £376,297 | £7,863 | £-34,916 | £61,380 | 66.6% |
| Yr 15 | £13,056 | £436,231 | £8,955 | £-44,877 | £111,353 | 120.9% |
| Yr 20 | £14,772 | £505,711 | £10,190 | £-48,957 | £176,755 | 191.9% |
| Yr 25 | £16,713 | £586,258 | £11,588 | £-46,380 | £259,878 | 282.2% |
| Yr 30 | £18,909 | £679,633 | £13,169 | £-36,274 | £363,359 | 394.5% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
🌎 Area Profile — ST15 0 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £654 | 2.8% | 1.7% | £-749 | -19.5% |
| Conservative | £716 | 3.1% | 2.0% | £-498 | -7.0% |
| Base | £770 | 3.3% | 2.2% | £-358 | -1.8% |
| Optimistic | £832 | 3.6% | 2.5% | £-209 | 4.0% |
| Bull | £909 | 3.9% | 2.8% | £-47 | 11.2% |
⚠ Condition Flags
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●3.3% |
| Net Yield | ●2.22% |
| Net Annual Income | £6,208 |
| Deductions: void 8% (−£739) · mgmt 10% (−£924) · maint 10% (−£924) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £873 |
| Monthly Cashflow (IO) | ●£-356 |
| Cash-on-Cash Return | ●-4.66% |
| 5-Year IRR | ●-1.8% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £18,000 |
| SDLT Effective Rate | 6.43% |
| SDLT (Company) | £18,000 |
| Section 24 Extra Tax/yr (higher rate) | £857 |
| SPV Annual Saving | £857 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £324,597 |
| Less: Purchase Price | −£280,000 |
| Less: Buying Costs (SDLT + legal) | −£20,600 |
| Less: Selling Costs (est. 2.5%) | −£8,115 |
| = CGT Net Gain (5yr) | £15,882 |
| CGT at 24% | £3,092 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £654 | 2.8% | 1.7% | £-749 | -19.5% |
| Conservative | £716 | 3.1% | 2.0% | £-498 | -7.0% |
| Base | £770 | 3.3% | 2.2% | £-358 | -1.8% |
| Optimistic | £832 | 3.6% | 2.5% | £-209 | 4.0% |
| Bull | £909 | 3.9% | 2.8% | £-47 | 11.2% |