Timberfields, Yarnfield, ST15
Detached · 3 bed
Supports major UK property portals
Suggested Offer Range
Already 36.1% below the comparable sales mean — limited negotiation margin. Strong value at current asking price.
Property Details
- Asking Price
- £265,000
- Property Type
- Detached
- Bedrooms
- 3
- Bathrooms
- N/A
- Est. Floor Area
- 1173 sqft (est.)
- Article 4 Area
- ✓ No restriction — SA permitted under PD rights
This listing is priced below the postcode sector benchmark.
Motivated Seller Analysis
Standard — 2/10Behavioural signals: Below market value
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £1,044 |
| ICR (actual) | 0.91x |
| Feasibility | REFER |
| Notes: Rental coverage 65% — below 100% stressed coverage, most lenders will decline | |
| 💲 Total Cash Required | |
| Purchase Price | £265,000 |
| Deposit (25% — 75% LTV) | £66,250 |
| SDLT (additional property, 5% surcharge) | £23,476 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £92,725 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £265,000 | Loan (75% LTV) | £198,750 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £911 |
| Rent needed (1.5×) | £1,366/mo | Estimated rent | £951/mo |
| Stress ratio | 1.04× (need ≥ 1.5×) £415 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 | £991 |
| SA net/mo | £722 |
| BTL est./mo | £753 |
| SA vs BTL uplift | +£238/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £285,376 | +£20,376 | £76,675 | +£10,425 (3.9%) |
| 5 years | £299,823 | +£34,823 | £87,438 | +£21,188 (8.0%) |
| 7 years | £315,002 | +£50,002 | £98,746 | +£32,496 (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
⚠️ Only 1 comparable sale(s) matched 3 bedrooms; showing all property types for context.
| Address | Type | Beds | Price | £/sqft | Date | Distance |
|---|---|---|---|---|---|---|
| 12, CEDARS DRIVE, ST15 0BB | Detached | 2 | £280,000 | £394 | 27/03/26 | 2.70 mi |
| 6, FAIRBANKS WALK, ST15 0PF | Detached | 4 | £465,000 | £363 | 20/03/26 | 1.94 mi |
| 29, PARKER-JERVIS PLACE, ST15 0FW | Detached | 4 | £365,000 | £287 | 19/03/26 | 1.82 mi |
| 28, TILLING DRIVE, ST15 0AA | Detached | 4 | £330,000 | £260 | 19/03/26 | 2.22 mi |
| ASH HOUSE, ST15 0NJ | Detached | 5 | £760,000 | £357 | 16/03/26 | 0.21 mi |
| 33, THE FURLONG, ST15 0PE | Detached | 2 | £270,000 | £348 | 06/03/26 | 0.28 mi |
| 2, THE PADDOCKS, ST15 0TF | Detached | 2 | £270,000 | £392 | 20/02/26 | 0.20 mi |
| 33, LAKESEDGE, ST15 0BF | Detached | 5 | £680,000 | £302 | 30/01/26 | 0.96 mi |
| 51, BLUNDELL DRIVE, ST15 0FG | Detached | 3 | £322,000 | £293 | 16/01/26 | 2.41 mi |
| 16, KIELDER DRIVE, ST15 0GW | Detached | 4 | £405,000 | £287 | 15/12/25 | 0.34 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.
All yield, cashflow, SDLT, CGT and mortgage figures on this page are calculated on the estimated effective purchase cost — not the guide price shown above.
| Guide price | £265,000 |
| Estimated hammer (mid) | £318,000 (guide × 1.20 — typical range is +10–35%) |
| Buyer’s premium (4% + VAT = 4.8%) | £15,264 |
| Legal fees (est.) | £1,500 |
| Effective purchase cost | £334,764 (+26.3% vs guide) |
Guide prices can change before auction day. Always verify the reserve price and obtain legal pack before bidding.
📈 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 | £9,036 | £272,950 | £6,061 | £-3,876 | £4,074 | 4.7% |
| Yr 3 | £9,494 | £289,573 | £6,391 | £-11,137 | £13,436 | 15.5% |
| Yr 5 | £9,975 | £307,208 | £6,737 | £-17,713 | £24,494 | 28.2% |
| Yr 10 | £11,285 | £356,138 | £7,680 | £-30,933 | £60,205 | 69.3% |
| Yr 15 | £12,768 | £412,861 | £8,748 | £-39,067 | £108,794 | 125.3% |
| Yr 20 | £14,446 | £478,619 | £9,956 | £-41,449 | £172,170 | 198.2% |
| Yr 25 | £16,345 | £554,851 | £11,323 | £-37,323 | £252,529 | 290.8% |
| Yr 30 | £18,492 | £643,225 | £12,869 | £-25,832 | £352,393 | 405.7% |
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 — ST15 0 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £808 | 2.9% | 1.8% | £-872 | -19.3% |
| Conservative | £884 | 3.2% | 2.1% | £-569 | -6.9% |
| Base | £951 | 3.4% | 2.3% | £-399 | -1.8% |
| Optimistic | £1,027 | 3.7% | 2.6% | £-219 | 4.0% |
| Bull | £1,122 | 4.0% | 2.9% | £-21 | 11.2% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●3.41% |
| Net Yield | ●2.32% |
| Net Annual Income | £7,772 |
| Deductions: void 8% (−£723) · mgmt 10% (−£904) · maint 10% (−£904) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £1,044 |
| Monthly Cashflow (IO) | ●£-396 |
| Cash-on-Cash Return | ●-4.3% |
| 5-Year IRR | ●-1.8% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £23,476 |
| SDLT Effective Rate | 7.01% |
| SDLT (Company) | £23,476 |
| Section 24 Extra Tax/yr (higher rate) | £1,141 |
| SPV Annual Saving | £1,141 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £388,083 |
| Less: Purchase Price | −£334,764 |
| Less: Buying Costs (SDLT + legal) | −£26,076 |
| Less: Selling Costs (est. 2.5%) | −£9,702 |
| = CGT Net Gain (5yr) | £17,541 |
| CGT at 24% | £3,490 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £808 | 2.9% | 1.8% | £-872 | -19.3% |
| Conservative | £884 | 3.2% | 2.1% | £-569 | -6.9% |
| Base | £951 | 3.4% | 2.3% | £-399 | -1.8% |
| Optimistic | £1,027 | 3.7% | 2.6% | £-219 | 4.0% |
| Bull | £1,122 | 4.0% | 2.9% | £-21 | 11.2% |