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Reed Bed Close , Chilton Trinity

Rightmove Sector: TA5 1

                    £425,000
                

asking price

vs Benchmark

-8%

below Sector Median

Est. £/sqft

£296

benchmark £313/sqft

Investment Score

5/10

average

Days on Market

days listed

Suggested Offer Range

Low offer

£403,750

£21,250 below asking

Target offer

£412,250

£12,750 below asking

High offer

£425,000

At asking price

Already 16.5% 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: £425,000
Property Type: Detached
Bedrooms: 4
Bathrooms: N/A
Est. Floor Area: 1432 sqft (est.)
Article 4 Area: ✓ No restriction — SA permitted under PD rights

-7.6% vs Sector Median (n=67 sales)

This listing is priced below the postcode sector benchmark.

💸 Mortgage & Financing

Recommended LTV	75.0%
Indicative Rate	4.99%
Monthly IO Payment	£1,325
ICR (actual)	1.18x
Feasibility	REFER
Notes: Rental coverage 84% — below 100% stressed coverage, most lenders will decline
💲 Total Cash Required
Purchase Price	£425,000
Deposit (25% — 75% LTV)	£106,250
SDLT (additional property, 5% surcharge)	£32,500
Legal fees (est.)	£1,500
Survey (est.)	£500
Arrangement fee (est.)	£999
Total cash required	£141,749

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	£425,000	Loan (75% LTV)	£318,750
Rate (IO)	5.5% p.a.	Monthly interest	£1,461
Rent needed (1.5×)	£2,191/mo	Estimated rent	£1,560/mo
Stress ratio	1.07× (need ≥ 1.5×) £631 shortfall

Max viable purchase price for this rent: £303,000 — at this price the estimated rent of £1,560/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

Hold Period	Est. Sale Price	Capital Gain	Net Proceeds	Total Return
3 years	£457,679	+£32,679	£123,440	+£17,190 (4.0%)
5 years	£480,848	+£55,848	£140,702	+£34,452 (8.1%)
7 years	£505,191	+£80,191	£158,838	+£52,588 (12.4%)

Break-even Horizon

49 months

Medium-term (3–5 years)

Flip Viability

Viable

Comp median: £495,000 — margin: +£70,000

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

Comparable Sales in TA5 1

🔍 Filtered to 4-bedroom comparable sales only.

Address	Type	Beds	Price	£/sqft	Date	Distance
1, COLE CLOSE, TA5 1JU	Detached	4	£375,000	£239	20/02/26	6.91 mi
HOLLY VIEW, CASTLE STREET, TA5 1LW	Detached	4	£495,000	£341	19/01/26	6.81 mi
WINTERS LODGE, BUSH LANE, TA5 1AH	Detached	4	£550,000	£384	07/01/26	5.38 mi
TWINELL VIEW, PEARTWATER ROAD, TA5 1DG	Detached	4	£446,000	£288	22/12/25	5.28 mi
PARDLESTONE MEAD, TA5 1SQ	Detached	4	£680,000	£378	15/12/25	9.78 mi

■ Above subject ■ Below subject

Based on 5 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.

10-Year Projection

Break-even: Year 17 5yr IRR: 0.1%

Year	Est. Rent/yr	Est. Value	Net Income/yr	Cum. Cashflow	Total Return	ROI on Cash Invested
Yr 1	£18,700	£437,750	£13,019	£-2,918	£9,832	6.9%
Yr 3	£19,647	£464,409	£13,701	£-7,737	£31,672	22.2%
Yr 5	£20,641	£492,691	£14,417	£-11,141	£56,550	39.6%
Yr 10	£23,354	£571,164	£16,370	£-12,983	£133,182	93.2%
Yr 15	£26,423	£662,136	£18,579	£-4,302	£232,834	163.0%
Yr 20	£29,895	£767,597	£21,079	£16,283	£358,881	251.2%
Yr 25	£33,823	£889,856	£23,908	£50,338	£515,193	360.7%
Yr 30	£38,268	£1,031,587	£27,108	£99,631	£706,218	494.4%

ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.

🌎 Area Profile — TA5 1 ⓘ What are deciles?

IMD (Overall)

                4/10
            

Mid deprivation

Crime

                10/10
            

Low deprivation

Income

                7/10
            

Low deprivation

Employment

                6/10
            

Mid deprivation

Education

                3/10
            

High deprivation

Housing Barriers

                1/10
            

High deprivation

Rural/Urban

Mixed

📊 Investment Skill Analysis

Net Yield

3.1%

Gross:4.4%

Mortgage

REFER

75% LTV · 5.0% rate

Survey Risk

Low Risk

Score: 1/10

SDLT (Additional)

£32,500

7.7% effective rate · Company: £32,500

Void Risk

High

~6 weeks/year

Statistical CI (65%)

£454,750 –£563,650

vs Comparable Mean:-16.5%· n=5

Best Strategy

Serviced Accommodation

£41/mo

📊 TA5 market data →

SPV Tax Saving

£2,803/yr

Breakeven: — years

5-Year IRR

0.1%

IRR — Weak

Scenario Analysis

Scenario	Monthly Rent	Gross Yield	Net Yield	Cashflow/mo	IRR 5yr
Bear	£1,326	3.7%	2.3%	£-902	-16.6%
Conservative	£1,451	4.1%	2.8%	£-482	-4.8%
Base	£1,560	4.4%	3.1%	£-242	0.1%
Optimistic	£1,685	4.8%	3.4%	£14	5.7%
Bull	£1,841	5.2%	3.8%	£299	12.8%

Detailed Analysis

💸 Yield & Returns

Gross Yield	●4.4%
Net Yield	●3.07%
Net Annual Income	£13,033
Deductions: void 8% (−£1,496) · mgmt 10% (−£1,870) · maint 10% (−£1,870) · fixed costs ins.+gas+EPC (−£445)
Monthly IO Mortgage	£1,325
Monthly Cashflow (IO)	●£-239
Cash-on-Cash Return	●-2.03%
5-Year IRR	●0.1%

● Above benchmark ● Near benchmark ● Below benchmark

💰 Tax Analysis

SDLT (Additional Property)	£32,500
SDLT Effective Rate	7.65%
SDLT (Company)	£32,500
Section 24 Extra Tax/yr (higher rate)	£2,803
SPV Annual Saving	£2,803
SPV Breakeven	— yrs
CGT Projected Sale (5yr)	£492,691
Less: Purchase Price	−£425,000
Less: Buying Costs (SDLT + legal)	−£35,100
Less: Selling Costs (est. 2.5%)	−£12,317
= CGT Net Gain (5yr)	£20,274
CGT at 24%	£4,146

📈 Scenario Analysis

Scenario	Monthly Rent	Gross Yield	Net Yield	Cashflow/mo	IRR 5yr
Bear	£1,326	3.7%	2.3%	£-902	-16.6%
Conservative	£1,451	4.1%	2.8%	£-482	-4.8%
Base	£1,560	4.4%	3.1%	£-242	0.1%
Optimistic	£1,685	4.8%	3.4%	£14	5.7%
Bull	£1,841	5.2%	3.8%	£299	12.8%

📊 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 →

Reed Bed Close , Chilton Trinity