Newford Crescent, Milton, Stoke-on-Trent
Flat · 2 bed
Supports major UK property portals
Suggested Offer Range
Already 26.8% 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
- £60,000
- Property Type
- Flat
- Bedrooms
- 2
- Bathrooms
- N/A
- Est. Floor Area
- 581 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 — 3/10Behavioural signals: Below market value
Matched signals:
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £187 |
| ICR (actual) | 3.46x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £60,000 |
| Deposit (25% — 75% LTV) | £15,000 |
| SDLT (additional property, 5% surcharge) | £3,000 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £20,999 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £60,000 | Loan (75% LTV) | £45,000 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £206 |
| Rent needed (1.5×) | £309/mo | Estimated rent | £648/mo |
| Stress ratio | 3.14× (need ≥ 1.5×) +£339 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 | £918 |
| SA net/mo | £658 |
| BTL est./mo | £648 |
| SA vs BTL uplift | +£270/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £64,613 | +£4,613 | £16,757 | +£1,757 (2.9%) |
| 5 years | £67,884 | +£7,884 | £19,194 | +£4,194 (7.0%) |
| 7 years | £71,321 | +£11,321 | £21,754 | +£6,754 (11.3%) |
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 ST2 7
| Address | Type | Beds | Price | £/sqft | Date | Distance |
|---|---|---|---|---|---|---|
| 1, DOULTON COURT, ST2 7QY | Flat | 1 | £84,000 | £135 | 19/12/25 | 0.79 mi |
| FLAT 2, HIGHTON COURT, HIGHTON STREET, ST2 7BF | Flat | 1 | £90,000 | £189 | 28/11/25 | 0.82 mi |
| FLAT 4, HIGHTON COURT, HIGHTON STREET, ST2 7BF | Flat | 1 | £98,000 | £179 | 28/11/25 | 0.82 mi |
| 853, LEEK NEW ROAD, ST2 7HQ | Flat | 1 | £70,000 | £114 | 09/05/25 | 0.88 mi |
| 859, LEEK NEW ROAD, ST2 7HQ | Flat | 0 | £62,000 | £192 | 30/04/25 | 0.88 mi |
| 857, LEEK NEW ROAD, ST2 7HQ | Flat | 1 | £87,500 | £143 | 28/03/25 | 0.88 mi |
■ Above subject ■ Below subject
Based on 6 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 | £7,776 | £61,800 | £5,154 | £2,904 | £4,704 | 21.3% |
| Yr 3 | £8,170 | £65,564 | £5,437 | £9,135 | £14,698 | 66.5% |
| Yr 5 | £8,583 | £69,556 | £5,735 | £15,954 | £25,510 | 115.4% |
| Yr 10 | £9,711 | £80,635 | £6,547 | £35,775 | £56,410 | 255.2% |
| Yr 15 | £10,987 | £93,478 | £7,466 | £59,971 | £93,449 | 422.8% |
| Yr 20 | £12,431 | £108,367 | £8,505 | £89,117 | £137,484 | 622.1% |
| Yr 25 | £14,065 | £125,627 | £9,682 | £123,865 | £189,491 | 857.4% |
| Yr 30 | £15,913 | £145,636 | £11,012 | £164,949 | £250,585 | 1133.9% |
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 — ST2 7 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £551 | 11.0% | 6.4% | £77 | 1.2% |
| Conservative | £603 | 12.1% | 7.7% | £179 | 10.0% |
| Base | £648 | 13.0% | 8.6% | £242 | 13.7% |
| Optimistic | £700 | 14.0% | 9.6% | £312 | 18.1% |
| Bull | £765 | 15.3% | 10.9% | £394 | 23.7% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●12.96% |
| Net Yield | ●8.59% |
| Net Annual Income | £5,154 |
| Deductions: void 8% (−£622) · mgmt 10% (−£778) · maint 10% (−£778) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £187 |
| Monthly Cashflow (IO) | ●£242 |
| Cash-on-Cash Return | ●13.14% |
| 5-Year IRR | ●13.7% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £3,000 |
| SDLT Effective Rate | 5.0% |
| SDLT (Company) | £3,000 |
| Section 24 Extra Tax/yr (higher rate) | £450 |
| SPV Annual Saving | £1,312 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £69,556 |
| Less: Purchase Price | −£60,000 |
| Less: Buying Costs (SDLT + legal) | −£5,600 |
| Less: Selling Costs (est. 2.5%) | −£1,739 |
| = CGT Net Gain (5yr) | £2,217 |
| CGT at 24% | £— |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £551 | 11.0% | 6.4% | £77 | 1.2% |
| Conservative | £603 | 12.1% | 7.7% | £179 | 10.0% |
| Base | £648 | 13.0% | 8.6% | £242 | 13.7% |
| Optimistic | £700 | 14.0% | 9.6% | £312 | 18.1% |
| Bull | £765 | 15.3% | 10.9% | £394 | 23.7% |