Flock Mill Place, London
Apartment · 2 bed
Supports major UK property portals
Suggested Offer Range
Already 31.7% below the comparable sales mean — limited negotiation margin. Strong value at current asking price.
Property Details
- Asking Price
- £370,000
- Property Type
- Apartment
- Bedrooms
- 2
- Bathrooms
- N/A
- Est. Floor Area
- 754 sqft (est.)
- Article 4 Area
- ✓ No restriction — SA permitted under PD rights
This listing is priced below the postcode sector benchmark.
Motivated Seller Analysis
Watch — 5/10Behavioural signals: 69 days on marketBelow market value
Matched signals:
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £1,154 |
| ICR (actual) | 2.1x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £370,000 |
| Deposit (25% — 75% LTV) | £92,500 |
| SDLT (additional property, 5% surcharge) | £27,000 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £122,499 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £370,000 | Loan (75% LTV) | £277,500 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £1,272 |
| Rent needed (1.5×) | £1,908/mo | Estimated rent | £2,429/mo |
| Stress ratio | 1.91× (need ≥ 1.5×) +£521 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 | £2,234 |
| SA net/mo | £1,816 |
| BTL est./mo | £2,430 |
| SA vs BTL uplift | £-196/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £398,450 | +£28,450 | £107,365 | +£14,865 (4.0%) |
| 5 years | £418,621 | +£48,621 | £122,393 | +£29,893 (8.1%) |
| 7 years | £439,814 | +£69,814 | £138,181 | +£45,681 (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 SW18 1
🔍 Filtered to 2-bedroom comparable sales only.
| Address | Type | Beds | Price | £/sqft | Date | Distance |
|---|---|---|---|---|---|---|
| 12A, CHARTERHOUSE APARTMENTS, 21, ELTRINGHAM STREET, SW18 1AU | Flat | 2 | £415,000 | £551 | 13/03/26 | 1.39 mi |
| 91, COMMODORE HOUSE, JUNIPER DRIVE, SW18 1TZ | Flat | 2 | £600,000 | £871 | 06/02/26 | 1.49 mi |
| 29, QUARTER HOUSE, JUNIPER DRIVE, SW18 1GX | Flat | 2 | £610,000 | £766 | 05/02/26 | 1.40 mi |
■ Above subject ■ Below subject
Based on 3 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 | £29,156 | £381,100 | £20,547 | £6,672 | £17,772 | 14.4% |
| Yr 3 | £30,632 | £404,309 | £21,610 | £21,605 | £55,913 | 45.2% |
| Yr 5 | £32,183 | £428,931 | £22,727 | £38,743 | £97,674 | 79.0% |
| Yr 10 | £36,412 | £497,249 | £25,772 | £91,985 | £219,234 | 177.4% |
| Yr 15 | £41,197 | £576,448 | £29,217 | £161,633 | £368,081 | 297.8% |
| Yr 20 | £46,610 | £668,261 | £33,114 | £249,842 | £548,103 | 443.4% |
| Yr 25 | £52,735 | £774,698 | £37,524 | £359,051 | £763,749 | 617.9% |
| Yr 30 | £59,665 | £898,087 | £42,514 | £492,020 | £1,020,107 | 825.3% |
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 — SW18 1 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £2,065 | 6.7% | 4.2% | £-198 | -7.2% |
| Conservative | £2,259 | 7.3% | 5.0% | £272 | 3.0% |
| Base | £2,429 | 7.9% | 5.6% | £556 | 7.4% |
| Optimistic | £2,623 | 8.5% | 6.2% | £864 | 12.5% |
| Bull | £2,866 | 9.3% | 6.9% | £1,216 | 18.9% |
⚠ Condition Flags
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●7.88% |
| Net Yield | ●5.55% |
| Net Annual Income | £20,542 |
| Deductions: void 8% (−£2,332) · mgmt 10% (−£2,916) · maint 10% (−£2,916) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £1,154 |
| Monthly Cashflow (IO) | ●£558 |
| Cash-on-Cash Return | ●5.39% |
| 5-Year IRR | ●7.4% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £27,000 |
| SDLT Effective Rate | 7.3% |
| SDLT (Company) | £27,000 |
| Section 24 Extra Tax/yr (higher rate) | £2,775 |
| SPV Annual Saving | £4,885 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £428,931 |
| Less: Purchase Price | −£370,000 |
| Less: Buying Costs (SDLT + legal) | −£29,600 |
| Less: Selling Costs (est. 2.5%) | −£10,723 |
| = CGT Net Gain (5yr) | £18,608 |
| CGT at 24% | £3,746 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £2,065 | 6.7% | 4.2% | £-198 | -7.2% |
| Conservative | £2,259 | 7.3% | 5.0% | £272 | 3.0% |
| Base | £2,429 | 7.9% | 5.6% | £556 | 7.4% |
| Optimistic | £2,623 | 8.5% | 6.2% | £864 | 12.5% |
| Bull | £2,866 | 9.3% | 6.9% | £1,216 | 18.9% |