Stone Pillar Court, Bucknall Old Road, Northwood
Ground Flat · 2 bed
Supports major UK property portals
Suggested Offer Range
Close to comparable sales mean. Standard 3–10% negotiation range.
Property Details
- Asking Price
- £65,000
- Property Type
- Ground Flat
- Bedrooms
- 2
- Bathrooms
- N/A
- Floor Area
- 829 sqft
- Article 4 Area
- ✓ No restriction — SA permitted under PD rights
This listing is priced below the postcode sector benchmark.
Motivated Seller Analysis
Standard — 2/10Behavioural signals: Below market value
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £203 |
| ICR (actual) | 3.2x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £65,000 |
| Deposit (25% — 75% LTV) | £16,250 |
| SDLT (additional property, 5% surcharge) | £3,250 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £22,499 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £65,000 | Loan (75% LTV) | £48,750 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £223 |
| Rent needed (1.5×) | £335/mo | Estimated rent | £648/mo |
| Stress ratio | 2.9× (need ≥ 1.5×) +£313 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 | £69,998 | +£4,998 | £18,218 | +£1,968 (3.0%) |
| 5 years | £73,542 | +£8,542 | £20,858 | +£4,608 (7.1%) |
| 7 years | £77,265 | +£12,265 | £23,632 | +£7,382 (11.4%) |
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 ST1 6
| Address | Type | Beds | Price | £/sqft | Date | Distance |
|---|---|---|---|---|---|---|
| 1030, LEEK ROAD, ST1 6AT | Flat | 1 | £75,000 | £127 | 18/12/25 | 0.56 mi |
| 26, RALPH DRIVE, ST1 6HZ | Flat | 1 | £60,500 | £97 | 06/06/25 | 1.17 mi |
| 1040, LEEK ROAD, ST1 6AT | Flat | 1 | £77,000 | £143 | 25/04/25 | 0.56 mi |
| 1040A, LEEK ROAD, ST1 6AT | Flat | 1 | £79,950 | £135 | 03/04/25 | 0.56 mi |
| 1026, LEEK ROAD, ST1 6AT | Flat | 1 | £89,000 | £156 | 31/03/25 | 0.56 mi |
| APARTMENT 18, BADGERS BROW, BUCKNALL ROAD, ST1 6JJ | Flat | 1 | £44,750 | £104 | 28/08/24 | 0.27 mi |
| 1038, LEEK ROAD, ST1 6AT | Flat | 0 | £67,500 | £165 | 23/08/24 | 0.56 mi |
| APARTMENT 18, BADGERS BROW, BUCKNALL ROAD, ST1 6JJ | Flat | 1 | £43,000 | £100 | 02/07/24 | 0.27 mi |
| 10, BELLINGHAM GROVE, ST1 6UX | Flat | 0 | £68,000 | £168 | 28/06/24 | 0.77 mi |
■ Above subject ■ Below subject
Based on 9 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 | £7,774 | £66,950 | £5,152 | £2,715 | £4,665 | 19.8% |
| Yr 3 | £8,168 | £71,027 | £5,436 | £8,568 | £14,595 | 61.8% |
| Yr 5 | £8,581 | £75,353 | £5,733 | £15,009 | £25,361 | 107.5% |
| Yr 10 | £9,709 | £87,355 | £6,545 | £33,883 | £56,238 | 238.3% |
| Yr 15 | £10,984 | £101,268 | £7,464 | £57,133 | £93,400 | 395.8% |
| Yr 20 | £12,428 | £117,397 | £8,503 | £85,331 | £137,728 | 583.6% |
| Yr 25 | £14,061 | £136,096 | £9,679 | £119,128 | £190,224 | 806.0% |
| Yr 30 | £15,909 | £157,772 | £11,009 | £159,261 | £252,033 | 1067.9% |
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 — ST1 6 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £551 | 10.2% | 5.9% | £57 | -0.6% |
| Conservative | £603 | 11.1% | 7.1% | £161 | 8.5% |
| Base | £648 | 12.0% | 7.9% | £226 | 12.3% |
| Optimistic | £700 | 12.9% | 8.9% | £298 | 16.8% |
| Bull | £765 | 14.1% | 10.0% | £382 | 22.5% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●11.96% |
| Net Yield | ●7.93% |
| Net Annual Income | £5,154 |
| Deductions: void 8% (−£622) · mgmt 10% (−£777) · maint 10% (−£777) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £203 |
| Monthly Cashflow (IO) | ●£226 |
| Cash-on-Cash Return | ●11.51% |
| 5-Year IRR | ●12.3% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £3,250 |
| SDLT Effective Rate | 5.0% |
| SDLT (Company) | £3,250 |
| Section 24 Extra Tax/yr (higher rate) | £488 |
| SPV Annual Saving | £1,322 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £75,353 |
| Less: Purchase Price | −£65,000 |
| Less: Buying Costs (SDLT + legal) | −£5,850 |
| Less: Selling Costs (est. 2.5%) | −£1,884 |
| = CGT Net Gain (5yr) | £2,619 |
| CGT at 24% | £— |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £551 | 10.2% | 5.9% | £57 | -0.6% |
| Conservative | £603 | 11.1% | 7.1% | £161 | 8.5% |
| Base | £648 | 12.0% | 7.9% | £226 | 12.3% |
| Optimistic | £700 | 12.9% | 8.9% | £298 | 16.8% |
| Bull | £765 | 14.1% | 10.0% | £382 | 22.5% |