Creswell Farm Drive, Stafford, ST16
Detached · 4 bed
Supports major UK property portals
Suggested Offer Range
Already 18.6% below the comparable sales mean — limited negotiation margin. Strong value at current asking price.
Property Details
- Asking Price
- £350,000
- Property Type
- Detached
- Bedrooms
- 4
- Bathrooms
- N/A
- Floor Area
- 1033 sqft
- Article 4 Area
- ✓ No restriction — SA permitted under PD rights
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £1,092 |
| ICR (actual) | 1.21x |
| Feasibility | REFER |
| Notes: Rental coverage 87% — below 100% stressed coverage, most lenders will decline | |
| 💲 Total Cash Required | |
| Purchase Price | £350,000 |
| Deposit (25% — 75% LTV) | £87,500 |
| SDLT (additional property, 5% surcharge) | £25,000 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £115,499 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £350,000 | Loan (75% LTV) | £262,500 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £1,203 |
| Rent needed (1.5×) | £1,805/mo | Estimated rent | £1,324/mo |
| Stress ratio | 1.1× (need ≥ 1.5×) £481 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 | £1,324 |
| SA vs BTL uplift | £-333/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £376,912 | +£26,912 | £101,519 | +£14,019 (4.0%) |
| 5 years | £395,993 | +£45,993 | £115,735 | +£28,235 (8.1%) |
| 7 years | £416,040 | +£66,040 | £130,670 | +£43,170 (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 ST16 1
🔍 Filtered to 4-bedroom comparable sales only.
| Address | Type | Beds | Price | £/sqft | Date | Distance |
|---|---|---|---|---|---|---|
| 8, LAPWING PLACE, ST16 1FX | Detached | 4 | £400,000 | £275 | 06/03/26 | 0.91 mi |
| 13, WHIMBREL PARK, ST16 1FW | Detached | 4 | £450,000 | £263 | 27/02/26 | 0.88 mi |
| 13, WINNOW AVENUE, ST16 1GE | Detached | 4 | £440,000 | £271 | 19/02/26 | 0.90 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 | £15,890 | £360,500 | £10,996 | £-2,129 | £8,371 | 7.2% |
| Yr 3 | £16,694 | £382,454 | £11,575 | £-5,522 | £26,932 | 23.1% |
| Yr 5 | £17,540 | £405,746 | £12,184 | £-7,713 | £48,033 | 41.2% |
| Yr 10 | £19,844 | £470,371 | £13,843 | £-7,524 | £112,846 | 96.8% |
| Yr 15 | £22,452 | £545,289 | £15,721 | £1,606 | £196,894 | 168.9% |
| Yr 20 | £25,403 | £632,139 | £17,845 | £20,851 | £302,990 | 259.9% |
| Yr 25 | £28,741 | £732,822 | £20,248 | £51,542 | £434,364 | 372.5% |
| Yr 30 | £32,517 | £849,542 | £22,968 | £95,182 | £594,724 | 510.1% |
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 — ST16 1 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,125 | 3.9% | 2.4% | £-727 | -16.1% |
| Conservative | £1,231 | 4.2% | 2.8% | £-378 | -4.4% |
| Base | £1,324 | 4.5% | 3.1% | £-178 | 0.5% |
| Optimistic | £1,430 | 4.9% | 3.5% | £37 | 6.1% |
| Bull | £1,562 | 5.4% | 3.9% | £275 | 13.2% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●4.54% |
| Net Yield | ●3.14% |
| Net Annual Income | £10,994 |
| Deductions: void 8% (−£1,271) · mgmt 10% (−£1,589) · maint 10% (−£1,589) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £1,092 |
| Monthly Cashflow (IO) | ●£-176 |
| Cash-on-Cash Return | ●-1.83% |
| 5-Year IRR | ●0.5% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £25,000 |
| SDLT Effective Rate | 7.14% |
| SDLT (Company) | £25,000 |
| Section 24 Extra Tax/yr (higher rate) | £2,459 |
| SPV Annual Saving | £2,459 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £405,746 |
| Less: Purchase Price | −£350,000 |
| Less: Buying Costs (SDLT + legal) | −£27,600 |
| Less: Selling Costs (est. 2.5%) | −£10,144 |
| = CGT Net Gain (5yr) | £18,002 |
| CGT at 24% | £3,600 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,125 | 3.9% | 2.4% | £-727 | -16.1% |
| Conservative | £1,231 | 4.2% | 2.8% | £-378 | -4.4% |
| Base | £1,324 | 4.5% | 3.1% | £-178 | 0.5% |
| Optimistic | £1,430 | 4.9% | 3.5% | £37 | 6.1% |
| Bull | £1,562 | 5.4% | 3.9% | £275 | 13.2% |