Washington Road, Barnes
Terraced · 4 bed
Supports major UK property portals
Suggested Offer Range
Already 20.1% below the comparable sales mean — limited negotiation margin. Strong value at current asking price.
Property Details
- Asking Price
- £925,000
- Property Type
- Terraced
- Bedrooms
- 4
- Bathrooms
- N/A
- Est. Floor Area
- 1270 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: 66 days on marketBelow market value
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £2,885 |
| ICR (actual) | 1.33x |
| Feasibility | REFER |
| Notes: Rental coverage 95% — below 100% stressed coverage, most lenders will decline | |
| 💲 Total Cash Required | |
| Purchase Price | £925,000 |
| Deposit (25% — 75% LTV) | £231,250 |
| SDLT (additional property, 5% surcharge) | £82,500 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £316,749 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £925,000 | Loan (75% LTV) | £693,750 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £3,180 |
| Rent needed (1.5×) | £4,770/mo | Estimated rent | £3,835/mo |
| Stress ratio | 1.21× (need ≥ 1.5×) £935 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 | £2,097 |
| SA net/mo | £1,695 |
| BTL est./mo | £3,839 |
| SA vs BTL uplift | £-1,742/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £996,124 | +£71,124 | £269,582 | +£38,332 (4.1%) |
| 5 years | £1,046,553 | +£121,553 | £307,152 | +£75,902 (8.2%) |
| 7 years | £1,099,534 | +£174,534 | £346,623 | +£115,373 (12.5%) |
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 SW13 0
⚠️ Only 2 comparable sale(s) matched 4 bedrooms; showing all property types for context.
| Address | Type | Beds | Price | £/sqft | Date | Distance |
|---|---|---|---|---|---|---|
| 8, THORNE STREET, SW13 0PR | Terraced | 2 | £1,000,000 | £1133 | 13/03/26 | 0.98 mi |
| 67, ELM GROVE ROAD, SW13 0BX | Terraced | 4 | £1,712,000 | £1144 | 06/03/26 | 0.60 mi |
| 17, THORNE STREET, SW13 0PT | Terraced | 3 | £1,365,000 | £1122 | 19/02/26 | 0.98 mi |
| 62, WESTFIELDS AVENUE, SW13 0AU | Terraced | 2 | £950,000 | £1103 | 13/02/26 | 1.02 mi |
| 7, THORNE PASSAGE, SW13 0PA | Terraced | 1 | £785,000 | £1376 | 02/02/26 | 0.92 mi |
| 15, LECONFIELD AVENUE, SW13 0LD | Terraced | 3 | £955,000 | £887 | 15/01/26 | 1.18 mi |
| 93, ARCHWAY STREET, SW13 0AN | Terraced | 3 | £1,010,000 | £967 | 12/01/26 | 0.92 mi |
| 13, MALTHOUSE PASSAGE, SW13 0AQ | Terraced | 3 | £1,150,000 | £1101 | 18/12/25 | 0.81 mi |
| 70A, ARCHWAY STREET, SW13 0AW | Terraced | 4 | £1,380,000 | £903 | 28/11/25 | 0.92 mi |
| 27D, CHARLES STREET, SW13 0NZ | Terraced | 2 | £1,270,000 | £1934 | 28/11/25 | 0.96 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.
| Year | Est. Rent/yr | Est. Value | Net Income/yr | Cum. Cashflow | Total Return | ROI on Cash Invested |
|---|---|---|---|---|---|---|
| Yr 1 | £46,065 | £952,750 | £32,722 | £-1,966 | £25,784 | 8.1% |
| Yr 3 | £48,397 | £1,010,772 | £34,401 | £-3,389 | £82,384 | 25.9% |
| Yr 5 | £50,847 | £1,072,329 | £36,165 | £-1,327 | £146,002 | 45.9% |
| Yr 10 | £57,529 | £1,243,123 | £40,976 | £20,255 | £338,378 | 106.5% |
| Yr 15 | £65,089 | £1,441,120 | £46,419 | £67,757 | £583,877 | 183.7% |
| Yr 20 | £73,642 | £1,670,653 | £52,577 | £144,585 | £890,237 | 280.1% |
| Yr 25 | £83,319 | £1,936,745 | £59,545 | £254,591 | £1,266,336 | 398.4% |
| Yr 30 | £94,268 | £2,245,218 | £67,428 | £402,137 | £1,722,355 | 541.9% |
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 — SW13 0 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £3,260 | 4.2% | 2.7% | £-1,676 | -15.1% |
| Conservative | £3,567 | 4.6% | 3.2% | £-720 | -3.9% |
| Base | £3,835 | 5.0% | 3.5% | £-167 | 1.0% |
| Optimistic | £4,142 | 5.4% | 3.9% | £426 | 6.5% |
| Bull | £4,525 | 5.9% | 4.4% | £1,090 | 13.3% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●4.98% |
| Net Yield | ●3.53% |
| Net Annual Income | £32,689 |
| Deductions: void 8% (−£3,685) · mgmt 10% (−£4,606) · maint 10% (−£4,606) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £2,885 |
| Monthly Cashflow (IO) | ●£-161 |
| Cash-on-Cash Return | ●-0.63% |
| 5-Year IRR | ●1.0% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £82,500 |
| SDLT Effective Rate | 8.92% |
| SDLT (Company) | £138,750 |
| Section 24 Extra Tax/yr (higher rate) | £6,938 |
| SPV Annual Saving | £7,789 |
| SPV Breakeven | 7.2 yrs |
| CGT Projected Sale (5yr) | £1,072,329 |
| Less: Purchase Price | −£925,000 |
| Less: Buying Costs (SDLT + legal) | −£85,100 |
| Less: Selling Costs (est. 2.5%) | −£26,808 |
| = CGT Net Gain (5yr) | £35,421 |
| CGT at 24% | £7,781 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £3,260 | 4.2% | 2.7% | £-1,676 | -15.1% |
| Conservative | £3,567 | 4.6% | 3.2% | £-720 | -3.9% |
| Base | £3,835 | 5.0% | 3.5% | £-167 | 1.0% |
| Optimistic | £4,142 | 5.4% | 3.9% | £426 | 6.5% |
| Bull | £4,525 | 5.9% | 4.4% | £1,090 | 13.3% |