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Whitethorn Avenue, Barlaston, ST12

Rightmove Sector: ST12 9

                    £269,950
                

asking price

vs Benchmark

-41%

below Sector Median

Est. £/sqft

£181

benchmark £303/sqft

Investment Score

9.5/10

strong opportunity

Days on Market

days listed

Suggested Offer Range

Low offer

£256,452

£13,498 below asking

Target offer

£261,852

£8,098 below asking

High offer

£269,950

At asking price

⚠ Offers Over listing — vendor expects full asking price or above. The offer range shown is for context only; submitting below asking is likely to be rejected.

Already 35.5% 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.

Suggested range is based on Land Registry median data and is not financial advice. Always conduct your own due diligence.

📷 No photos available for condition analysis.

Property Details

Asking Price: £269,950
Property Type: Detached Bungalow
Bedrooms: 2
Bathrooms: N/A
Est. Floor Area: 1485 sqft (est.)
Article 4 Area: ✓ No restriction — SA permitted under PD rights

-40.9% vs Sector Median (n=32 sales)

This listing is priced below the postcode sector benchmark.

Motivated Seller Analysis

Standard — 3/10

Behavioural signals: 84 days on marketBelow market value

💸 Mortgage & Financing

Recommended LTV	75.0%
Indicative Rate	4.99%
Monthly IO Payment	£842
ICR (actual)	0.92x
Feasibility	REFER
Notes: Rental coverage 65% — below 100% stressed coverage, most lenders will decline
💲 Total Cash Required
Purchase Price	£269,950
Deposit (25% — 75% LTV)	£67,487
SDLT (additional property, 5% surcharge)	£16,995
Legal fees (est.)	£1,500
Survey (est.)	£500
Arrangement fee (est.)	£999
Total cash required	£87,481

Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.

🔄 BRR Refinance Stress Test

🚨 Fails stress test Rent covers only 0.8x monthly interest. Most lenders require 1.5x. Refinance likely to be declined.

Purchase price	£269,950	Loan (75% LTV)	£202,462
Rate (IO)	5.5% p.a.	Monthly interest	£928
Rent needed (1.5×)	£1,392/mo	Estimated rent	£770/mo
Stress ratio	0.83× (need ≥ 1.5×) £622 shortfall

Max viable purchase price for this rent: £149,000 — at this price the estimated rent of £770/mo would just pass the 1.5× stress test.

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.

BRRR Strategy

? Score Photos

Est. reno cost	Unknown — score listing
Cash left in deal	Unknown

R2SA / SA Strategy

✓ Viable

SA gross/mo	£1,101
SA net/mo	£819
BTL est./mo	£769
SA vs BTL uplift	+£332/mo

Hold Period	Est. Sale Price	Capital Gain	Net Proceeds	Total Return
3 years	£290,707	+£20,757	£78,122	+£10,634 (3.9%)
5 years	£305,424	+£35,474	£89,086	+£21,599 (8.0%)
7 years	£320,886	+£50,936	£100,605	+£33,118 (12.3%)

Break-even Horizon

46 months

Medium-term (3–5 years)

Flip Viability

Viable

Comp median: £432,500 — margin: +£162,550

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

Subject property Planning applications

Comparable Sales in ST12 9

Address	Type	Beds	Price	£/sqft	Date	Distance
13, BRACKEN CLOSE, ST12 9JD	Detached	3	£260,000	£212	20/11/25	0.81 mi
11, DIAMOND RIDGE, ST12 9DS	Detached	3	£450,000	£481	14/11/25	0.23 mi
1, BLUEBELL CLOSE, ST12 9JP	Detached	4	£432,500	£251	06/11/25	1.41 mi
14, PASHMINA AVENUE, ST12 9FE	Detached	3	£395,000	£319	03/10/25	1.06 mi
COTON CROFT, COTON RISE, ST12 9DF	Detached	5	£650,000	£328	31/07/25	0.32 mi
3, VICARAGE CRESCENT, ST12 9JB	Detached	1	£310,000	£565	06/06/25	0.78 mi
20, BRACKEN CLOSE, ST12 9JD	Detached	0	£270,000	£690	27/05/25	0.81 mi
4, ADDERLEY PLACE, ST12 9AS	Detached	4	£550,000	£352	22/05/25	0.89 mi
13, MEAFORD ROAD, ST12 9EE	Detached	4	£480,000	£297	01/05/25	0.14 mi
5, CEDAR CLOSE, ST12 9HX	Detached	3	£385,000	£344	26/03/25	1.31 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.

10-Year Projection

Break-even: — 5yr IRR: -1.6%

Year	Est. Rent/yr	Est. Value	Net Income/yr	Cum. Cashflow	Total Return	ROI on Cash Invested
Yr 1	£9,232	£278,048	£6,202	£-3,921	£4,178	4.7%
Yr 3	£9,700	£294,982	£6,539	£-11,260	£13,772	15.5%
Yr 5	£10,191	£312,946	£6,892	£-17,901	£25,096	28.3%
Yr 10	£11,530	£362,790	£7,857	£-31,210	£61,631	69.6%
Yr 15	£13,045	£420,573	£8,947	£-39,324	£111,299	125.6%
Yr 20	£14,759	£487,560	£10,182	£-41,561	£176,049	198.7%
Yr 25	£16,699	£565,215	£11,578	£-37,148	£258,117	291.4%
Yr 30	£18,893	£655,240	£13,158	£-25,212	£360,078	406.5%

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)

● 26/41853/LDCPP 0.28 mi

Lawful Development Certificate Proposed - single storey rear extension

The Coppins 38 Diamond Ridge Barlaston Stoke-On-Trent Staffordshire ST12 9DT

Permitted

● 25/41490/OUT 0.4 mi

Outline application (access, appearance, layout and scale) for the construction of eight bungalows

Land North Of Flax Croft Old Road Barlaston Stoke-On-Trent Staffordshire

Undecided

● 25/41593/HOU 0.42 mi

Retrospective approval for erection of a detached garage

Mulberry House The Green Barlaston Stoke-On-Trent Staffordshire ST12 9AB

Permitted

● 25/41606/PIP 0.47 mi

Permission in Principle - Erection of up to nine bungalows and provision of public open space

Land Adjacent To Barlaston Old Road Garage Old Road Barlaston Stoke-On-Trent ST12 9EQ

Permitted

● 26/42006/PIP 0.48 mi

Permission in Principle - Development for up to five dwellings

Land Off Tittensor Road Barlaston ST12 9HG

Rejected

View all planning applications on your dashboard →

● Approved ● Pending ● Refused

🌎 Area Profile — ST12 9 ⓘ What are deciles?

IMD (Overall)

                7/10
            

Low deprivation

Crime

                6/10
            

Mid deprivation

Income

                7/10
            

Low deprivation

Employment

                7/10
            

Low deprivation

Education

                8/10
            

Low deprivation

Housing Barriers

                4/10
            

Mid deprivation

Rural/Urban

Mixed

📊 Investment Skill Analysis

Net Yield

2.3%

Gross:3.4%

Mortgage

REFER

75% LTV · 5.0% rate

Survey Risk

Low Risk

Score: 1/10

SDLT (Additional)

£16,995

6.3% effective rate · Company: £16,995

Void Risk

Medium

~5 weeks/year

Statistical CI (65%)

£379,863 –£456,637

vs Comparable Mean:-35.5%· n=10

Best Strategy

Serviced Accommodation

£-23/mo

📊 ST12 market data →

SPV Tax Saving

£932/yr

Breakeven: — years

5-Year IRR

-1.6%

IRR — Weak

Scenario Analysis

Scenario	Monthly Rent	Gross Yield	Net Yield	Cashflow/mo	IRR 5yr
Bear	£654	2.9%	1.7%	£-708	-19.2%
Conservative	£716	3.2%	2.1%	£-464	-6.7%
Base	£770	3.4%	2.3%	£-326	-1.6%
Optimistic	£832	3.7%	2.6%	£-181	4.3%
Bull	£909	4.0%	2.9%	£-21	11.5%

Detailed Analysis

💸 Yield & Returns

Gross Yield	●3.42%
Net Yield	●2.3%
Net Annual Income	£6,208
Deductions: void 8% (−£739) · mgmt 10% (−£923) · maint 10% (−£923) · fixed costs ins.+gas+EPC (−£445)
Monthly IO Mortgage	£842
Monthly Cashflow (IO)	●£-325
Cash-on-Cash Return	●-4.42%
5-Year IRR	●-1.6%

● Above benchmark ● Near benchmark ● Below benchmark

💰 Tax Analysis

SDLT (Additional Property)	£16,995
SDLT Effective Rate	6.3%
SDLT (Company)	£16,995
Section 24 Extra Tax/yr (higher rate)	£932
SPV Annual Saving	£932
SPV Breakeven	— yrs
CGT Projected Sale (5yr)	£312,946
Less: Purchase Price	−£269,950
Less: Buying Costs (SDLT + legal)	−£19,595
Less: Selling Costs (est. 2.5%)	−£7,824
= CGT Net Gain (5yr)	£15,577
CGT at 24%	£3,018

📈 Scenario Analysis

Scenario	Monthly Rent	Gross Yield	Net Yield	Cashflow/mo	IRR 5yr
Bear	£654	2.9%	1.7%	£-708	-19.2%
Conservative	£716	3.2%	2.1%	£-464	-6.7%
Base	£770	3.4%	2.3%	£-326	-1.6%
Optimistic	£832	3.7%	2.6%	£-181	4.3%
Bull	£909	4.0%	2.9%	£-21	11.5%

📊 Analysis Report (PDF) 📊 Download CSV

PropertyAlert.uk is not affiliated with any property portal. Analysis is based on publicly available Land Registry data and EPC certificates. This report is for informational purposes only and does not constitute financial advice. Analyse another property →

Whitethorn Avenue, Barlaston, ST12