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Park Drive, Werrington, Staffordshire

Rightmove Sector: ST9 9

                    £185,000
                

asking price

vs Benchmark

-40%

below Sector Median

Est. £/sqft

£195

benchmark £310/sqft

Investment Score

9.5/10

strong opportunity

Days on Market

101

motivated seller signal

Suggested Offer Range

Low offer

£175,750

£9,250 below asking

Target offer

£179,450

£5,550 below asking

High offer

£185,000

At asking price

Already 33.7% 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: £185,000
Property Type: Semi-Detached Bungalow
Bedrooms: 2
Bathrooms: N/A
Est. Floor Area: 947 sqft (est.)
Article 4 Area: ✓ No restriction — SA permitted under PD rights

-40.1% vs Sector Median (n=29 sales)

This listing is priced below the postcode sector benchmark.

Motivated Seller Analysis

Watch — 5/10

Behavioural signals: 101 days on marketBelow market value

Matched signals:

no upward chain

💸 Mortgage & Financing

Recommended LTV	75.0%
Indicative Rate	4.99%
Monthly IO Payment	£730
ICR (actual)	0.92x
Feasibility	REFER
Notes: Rental coverage 66% — below 100% stressed coverage, most lenders will decline
💲 Total Cash Required
Purchase Price	£185,000
Deposit (25% — 75% LTV)	£46,250
SDLT (additional property, 5% surcharge)	£13,891
Legal fees (est.)	£1,500
Survey (est.)	£500
Arrangement fee (est.)	£999
Total cash required	£63,140

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 1.1x monthly interest. Most lenders require 1.5x. Refinance likely to be declined.

Purchase price	£185,000	Loan (75% LTV)	£138,750
Rate (IO)	5.5% p.a.	Monthly interest	£636
Rent needed (1.5×)	£954/mo	Estimated rent	£673/mo
Stress ratio	1.06× (need ≥ 1.5×) £281 shortfall

Max viable purchase price for this rent: £131,000 — at this price the estimated rent of £673/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	£1,185
SA net/mo	£893
BTL est./mo	£532
SA vs BTL uplift	+£653/mo

Hold Period	Est. Sale Price	Capital Gain	Net Proceeds	Total Return
3 years	£199,225	+£14,225	£53,292	+£7,042 (3.8%)
5 years	£209,311	+£24,311	£60,806	+£14,556 (7.9%)
7 years	£219,907	+£34,907	£68,701	+£22,451 (12.1%)

Break-even Horizon

48 months

Medium-term (3–5 years)

Flip Viability

Viable

Comp median: £312,000 — margin: +£127,000

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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Location

Subject property Planning applications

Comparable Sales in ST9 9

🔍 Filtered to 2-bedroom comparable sales only.

Address	Type	Beds	Price	£/sqft	Date	Distance
1036, LEEK NEW ROAD, ST9 9NT	Semi	2	£190,000	£252	19/12/25	3.17 mi
LARK RISE, STANLEY ROAD, ST9 9LJ	Semi	2	£335,000	£465	10/11/25	3.09 mi
1000, LEEK NEW ROAD, ST9 9NX	Semi	2	£312,000	£381	01/08/25	3.16 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.

⚠ Auction Price Estimate — Financial Calculations Updated

All yield, cashflow, SDLT, CGT and mortgage figures on this page are calculated on the estimated effective purchase cost — not the guide price shown above.

Guide price	£185,000
Estimated hammer (mid)	£222,000 (guide × 1.20 — typical range is +10–35%)
Buyer’s premium (4% + VAT = 4.8%)	£10,656
Legal fees (est.)	£1,500
Effective purchase cost	£234,156 (+26.6% vs guide)

Guide prices can change before auction day. Always verify the reserve price and obtain legal pack before bidding.

📈 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: — 5yr IRR: -1.5%

Year	Est. Rent/yr	Est. Value	Net Income/yr	Cum. Cashflow	Total Return	ROI on Cash Invested
Yr 1	£6,382	£190,550	£4,150	£-2,787	£2,763	4.5%
Yr 3	£6,706	£202,154	£4,383	£-8,014	£9,141	15.0%
Yr 5	£7,045	£214,466	£4,627	£-12,758	£16,708	27.5%
Yr 10	£7,971	£248,625	£5,294	£-22,341	£41,284	67.9%
Yr 15	£9,018	£288,224	£6,048	£-28,333	£74,891	123.2%
Yr 20	£10,203	£334,131	£6,901	£-30,262	£118,868	195.5%
Yr 25	£11,544	£387,349	£7,867	£-27,594	£174,755	287.4%
Yr 30	£13,061	£449,044	£8,959	£-19,725	£244,319	401.8%

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)

● SMD/2026/0191 0.23 mi

First floor extension over the footprint of the existing ground floor porch and garage

9 , Moorland Avenue , Werrington , Staffordshire , ST9 0EQ

Permitted

● SMD/2026/0048 0.36 mi

Part retrospective application for porch and two storey side extension to create garage, utility room and bedroom

86 , Moorside Road , Werrington , Staffordshire , ST9 0JF

Permitted

● SMD/2025/0534 0.38 mi

Erection of detached garden outbuilding for use as home gym/study alongside installation of decking to the rear garden -

2 , SPINDLESTONE CLOSE , WERRINGTON , STAFFORDSHIRE MOORLANDS , ST9 0FG

Rejected

● SMD/2026/0240 0.42 mi

Proposed Two Storey Side and Single Storey Rear Extension and new front entrance porch and part garage conversion

3 , Kaydor Close , Werrington , Staffordshire , ST9 0NA

Undecided

● SMD/2026/0140 0.46 mi

Permission in Principle for the erection of up to 4 self build homes with low carbon (resource efficient design) techniq

Land Adjacent to , 65 , Cellarhead Road , Cellarhead , Staffordshire , ST9 0HW

Undecided

View all planning applications on your dashboard →

● Approved ● Pending ● Refused

🌎 Area Profile — ST9 9 ⓘ What are deciles?

IMD (Overall)

                9/10
            

Low deprivation

Crime

                9/10
            

Low deprivation

Income

                10/10
            

Low deprivation

Employment

                9/10
            

Low deprivation

Education

                9/10
            

Low deprivation

Housing Barriers

                4/10
            

Mid deprivation

Rural/Urban

Mixed

📊 Investment Skill Analysis

Net Yield

2.3%

Gross:3.5%

Mortgage

REFER

75% LTV · 5.0% rate

Survey Risk

Low Risk

Score: 2/10

SDLT (Additional)

£13,891

5.9% effective rate · Company: £13,891

Void Risk

Medium

~5 weeks/year

Statistical CI (85%)

–

vs Comparable Mean:-24.9%· n=3

Best Strategy

Serviced Accommodation

£163/mo

📊 ST9 market data →

SPV Tax Saving

£828/yr

Breakeven: — years

5-Year IRR

-1.5%

IRR — Weak

Scenario Analysis

Scenario	Monthly Rent	Gross Yield	Net Yield	Cashflow/mo	IRR 5yr
Bear	£572	2.9%	1.7%	£-617	-19.2%
Conservative	£626	3.2%	2.1%	£-404	-6.7%
Base	£673	3.4%	2.3%	£-284	-1.5%
Optimistic	£727	3.7%	2.6%	£-158	4.3%
Bull	£794	4.1%	2.9%	£-19	11.6%

⚠ Condition Flags

Extended Market Time (MODERATE)

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

Detailed Analysis

💸 Yield & Returns

Gross Yield	●3.45%
Net Yield	●2.29%
Net Annual Income	£5,370
Deductions: void 8% (−£511) · mgmt 10% (−£638) · maint 10% (−£638) · fixed costs ins.+gas+EPC (−£445)
Monthly IO Mortgage	£730
Monthly Cashflow (IO)	●£-282
Cash-on-Cash Return	●-4.46%
5-Year IRR	●-1.5%

● Above benchmark ● Near benchmark ● Below benchmark

💰 Tax Analysis

SDLT (Additional Property)	£13,891
SDLT Effective Rate	5.93%
SDLT (Company)	£13,891
Section 24 Extra Tax/yr (higher rate)	£828
SPV Annual Saving	£828
SPV Breakeven	— yrs
CGT Projected Sale (5yr)	£271,451
Less: Purchase Price	−£234,156
Less: Buying Costs (SDLT + legal)	−£16,491
Less: Selling Costs (est. 2.5%)	−£6,786
= CGT Net Gain (5yr)	£14,018
CGT at 24%	£2,644

📈 Scenario Analysis

Scenario	Monthly Rent	Gross Yield	Net Yield	Cashflow/mo	IRR 5yr
Bear	£572	2.9%	1.7%	£-617	-19.2%
Conservative	£626	3.2%	2.1%	£-404	-6.7%
Base	£673	3.4%	2.3%	£-284	-1.5%
Optimistic	£727	3.7%	2.6%	£-158	4.3%
Bull	£794	4.1%	2.9%	£-19	11.6%

📊 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 →

Park Drive, Werrington, Staffordshire