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Leek Road, Carmountside, Stoke-On-Trent

Rightmove Sector: ST2 7

                    £230,000
                

asking price

vs Benchmark

-4%

below Sector Median

Est. £/sqft

£285

benchmark £279/sqft

Investment Score

4/10

average

Days on Market

108

motivated seller signal

Suggested Offer Range

Low offer

£218,500

£11,500 below asking

Target offer

£223,100

£6,900 below asking

High offer

£230,000

At asking price

Already 26.3% below the comparable sales mean — limited negotiation margin. Strong value at current asking price.

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: £230,000
Property Type: Detached
Bedrooms: 3
Bathrooms: N/A
Est. Floor Area: 807 sqft (est.)
Article 4 Area: ✓ No restriction — SA permitted under PD rights

-4.2% vs Sector Median (n=43 sales)

This listing is priced below the postcode sector benchmark.

Motivated Seller Analysis

Standard — 2/10

Behavioural signals: 108 days on market

💸 Mortgage & Financing

Recommended LTV	75.0%
Indicative Rate	4.99%
Monthly IO Payment	£717
ICR (actual)	1.09x
Feasibility	REFER
Notes: Rental coverage 78% — below 100% stressed coverage, most lenders will decline
💲 Total Cash Required
Purchase Price	£230,000
Deposit (25% — 75% LTV)	£57,500
SDLT (additional property, 5% surcharge)	£13,600
Legal fees (est.)	£1,500
Survey (est.)	£500
Arrangement fee (est.)	£999
Total cash required	£74,099

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 1.0x monthly interest. Most lenders require 1.5x. Refinance likely to be declined.

Purchase price	£230,000	Loan (75% LTV)	£172,500
Rate (IO)	5.5% p.a.	Monthly interest	£791
Rent needed (1.5×)	£1,186/mo	Estimated rent	£780/mo
Stress ratio	0.99× (need ≥ 1.5×) £406 shortfall

Max viable purchase price for this rent: £151,000 — at this price the estimated rent of £780/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	£827
SA net/mo	£578
BTL est./mo	£780
SA vs BTL uplift	+£47/mo

Hold Period	Est. Sale Price	Capital Gain	Net Proceeds	Total Return
3 years	£247,685	+£17,685	£66,445	+£8,945 (3.9%)
5 years	£260,224	+£30,224	£75,787	+£18,287 (8.0%)
7 years	£273,398	+£43,398	£85,601	+£28,101 (12.2%)

Break-even Horizon

46 months

Medium-term (3–5 years)

Flip Viability

Viable

Comp median: £341,000 — margin: +£111,000

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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EPC Certificates

Energy Performance Certificates, Gas Safety Checks and Electrical Condition Reports.

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Location

Comparable Sales in ST2 7

🔍 Filtered to 3-bedroom comparable sales only.

Address	Type	Beds	Price	£/sqft	Date	Distance
ASH TREE COTTAGE, SPOUT LANE, ST2 7LR	Detached	3	£270,000	£285	19/12/25	0.91 mi
57, BADDELEY GREEN LANE, ST2 7JL	Detached	3	£341,000	£308	04/12/25	1.02 mi
BANK HOUSE, RED LANE, ST2 7LT	Detached	3	£362,500	£401	21/11/25	1.07 mi
18, NORBURY AVENUE, ST2 7BJ	Detached	3	£275,000	£269	10/10/25	0.78 mi

■ Above subject ■ Below subject

Based on 4 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: Year 24 5yr IRR: -0.2%

Year	Est. Rent/yr	Est. Value	Net Income/yr	Cum. Cashflow	Total Return	ROI on Cash Invested
Yr 1	£9,361	£236,900	£6,295	£-2,330	£4,570	6.1%
Yr 3	£9,835	£251,327	£6,636	£-6,481	£14,847	19.7%
Yr 5	£10,333	£266,633	£6,995	£-9,923	£26,710	35.5%
Yr 10	£11,691	£309,101	£7,972	£-15,190	£63,911	85.0%
Yr 15	£13,227	£358,333	£9,078	£-15,190	£113,142	150.5%
Yr 20	£14,965	£415,406	£10,330	£-9,231	£176,175	234.3%
Yr 25	£16,931	£481,569	£11,746	£3,471	£255,040	339.1%
Yr 30	£19,156	£558,270	£13,348	£23,801	£352,071	468.2%

ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.

🌎 Area Profile — ST2 7 ⓘ What are deciles?

IMD (Overall)

                9/10
            

Low deprivation

Crime

                10/10
            

Low deprivation

Income

                10/10
            

Low deprivation

Employment

                9/10
            

Low deprivation

Education

                8/10
            

Low deprivation

Housing Barriers

                6/10
            

Mid deprivation

Rural/Urban

Mixed

📊 Investment Skill Analysis

Net Yield

2.7%

Gross:4.1%

Mortgage

REFER

75% LTV · 5.0% rate

Survey Risk

Low Risk

Score: 2/10

SDLT (Additional)

£13,600

5.9% effective rate · Company: £13,600

Void Risk

High

~6 weeks/year

Statistical CI (85%)

–

vs Comparable Mean:-25.3%· n=4

Best Strategy

Serviced Accommodation

£-139/mo

📊 ST2 market data →

SPV Tax Saving

£1,270/yr

Breakeven: — years

5-Year IRR

-0.2%

IRR — Weak

Scenario Analysis

Scenario	Monthly Rent	Gross Yield	Net Yield	Cashflow/mo	IRR 5yr
Bear	£663	3.5%	2.1%	£-541	-17.4%
Conservative	£725	3.8%	2.5%	£-320	-5.3%
Base	£780	4.1%	2.7%	£-194	-0.2%
Optimistic	£842	4.4%	3.1%	£-61	5.5%
Bull	£920	4.8%	3.5%	£87	12.6%

⚠ Condition Flags

Extended Market Time (MODERATE)

Level 2 HomeBuyer Report (RICS) — standard for well-maintained modern properties

Detailed Analysis

💸 Yield & Returns

Gross Yield	●4.07%
Net Yield	●2.74%
Net Annual Income	£6,294
Deductions: void 8% (−£749) · mgmt 10% (−£936) · maint 10% (−£936) · fixed costs ins.+gas+EPC (−£445)
Monthly IO Mortgage	£717
Monthly Cashflow (IO)	●£-192
Cash-on-Cash Return	●-3.1%
5-Year IRR	●-0.2%

● Above benchmark ● Near benchmark ● Below benchmark

💰 Tax Analysis

SDLT (Additional Property)	£13,600
SDLT Effective Rate	5.91%
SDLT (Company)	£13,600
Section 24 Extra Tax/yr (higher rate)	£1,270
SPV Annual Saving	£1,270
SPV Breakeven	— yrs
CGT Projected Sale (5yr)	£266,633
Less: Purchase Price	−£230,000
Less: Buying Costs (SDLT + legal)	−£16,200
Less: Selling Costs (est. 2.5%)	−£6,666
= CGT Net Gain (5yr)	£13,767
CGT at 24%	£2,584

📈 Scenario Analysis

Scenario	Monthly Rent	Gross Yield	Net Yield	Cashflow/mo	IRR 5yr
Bear	£663	3.5%	2.1%	£-541	-17.4%
Conservative	£725	3.8%	2.5%	£-320	-5.3%
Base	£780	4.1%	2.7%	£-194	-0.2%
Optimistic	£842	4.4%	3.1%	£-61	5.5%
Bull	£920	4.8%	3.5%	£87	12.6%

📊 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 →

Leek Road, Carmountside, Stoke-On-Trent