St. Cleers Orchard, Somerton
Detached · 3 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
- £315,000
- Property Type
- Detached
- Bedrooms
- 3
- Bathrooms
- N/A
- Est. Floor Area
- 1324 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: 62 days on marketBelow market value
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £982 |
| ICR (actual) | 1.11x |
| Feasibility | REFER |
| Notes: Rental coverage 79% — below 100% stressed coverage, most lenders will decline | |
| 💲 Total Cash Required | |
| Purchase Price | £315,000 |
| Deposit (25% — 75% LTV) | £78,750 |
| SDLT (additional property, 5% surcharge) | £21,500 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £103,249 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £315,000 | Loan (75% LTV) | £236,250 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £1,083 |
| Rent needed (1.5×) | £1,624/mo | Estimated rent | £1,088/mo |
| Stress ratio | 1.0× (need ≥ 1.5×) £536 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 | £938 |
| SA net/mo | £675 |
| BTL est./mo | £1,087 |
| SA vs BTL uplift | £-149/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £339,221 | +£24,221 | £91,289 | +£12,539 (4.0%) |
| 5 years | £356,394 | +£41,394 | £104,083 | +£25,333 (8.0%) |
| 7 years | £374,436 | +£59,436 | £117,525 | +£38,775 (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 TA11 6
🔍 Filtered to 3-bedroom comparable sales only.
| Address | Type | Beds | Price | £/sqft | Date | Distance |
|---|---|---|---|---|---|---|
| 37, RUSSET ROAD, TA11 6AU | Detached | 3 | £365,000 | £308 | 19/03/26 | 0.42 mi |
| 3, MEADOW CLOSE, TA11 6AS | Detached | 3 | £382,000 | £403 | 06/03/26 | 0.46 mi |
| FLORRISANT, NORTHFIELD, TA11 6SJ | Detached | 3 | £317,000 | £338 | 27/02/26 | 0.50 mi |
| 38, PEARMAIN ROAD, TA11 6AY | Detached | 3 | £440,000 | £372 | 11/02/26 | 0.48 mi |
| 1, BEECH GROVE, TA11 6LG | Detached | 3 | £430,000 | £396 | 10/02/26 | 0.70 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.
| Year | Est. Rent/yr | Est. Value | Net Income/yr | Cum. Cashflow | Total Return | ROI on Cash Invested |
|---|---|---|---|---|---|---|
| Yr 1 | £13,041 | £324,450 | £8,945 | £-2,868 | £6,582 | 6.3% |
| Yr 3 | £13,701 | £344,209 | £9,420 | £-7,894 | £21,315 | 20.4% |
| Yr 5 | £14,395 | £365,171 | £9,919 | £-11,933 | £38,238 | 36.6% |
| Yr 10 | £16,286 | £423,334 | £11,281 | £-17,381 | £90,953 | 87.2% |
| Yr 15 | £18,427 | £490,760 | £12,822 | £-15,490 | £160,269 | 153.6% |
| Yr 20 | £20,848 | £568,925 | £14,566 | £-5,298 | £248,627 | 238.3% |
| Yr 25 | £23,588 | £659,540 | £16,538 | £14,288 | £358,828 | 343.9% |
| Yr 30 | £26,687 | £764,588 | £18,770 | £44,500 | £494,088 | 473.5% |
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 — TA11 6 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £925 | 3.5% | 2.1% | £-716 | -17.2% |
| Conservative | £1,012 | 3.9% | 2.6% | £-412 | -5.2% |
| Base | £1,088 | 4.1% | 2.8% | £-238 | -0.2% |
| Optimistic | £1,175 | 4.5% | 3.2% | £-53 | 5.5% |
| Bull | £1,284 | 4.9% | 3.6% | £151 | 12.6% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●4.14% |
| Net Yield | ●2.84% |
| Net Annual Income | £8,955 |
| Deductions: void 8% (−£1,043) · mgmt 10% (−£1,304) · maint 10% (−£1,304) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £982 |
| Monthly Cashflow (IO) | ●£-236 |
| Cash-on-Cash Return | ●-2.74% |
| 5-Year IRR | ●-0.2% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £21,500 |
| SDLT Effective Rate | 6.83% |
| SDLT (Company) | £21,500 |
| Section 24 Extra Tax/yr (higher rate) | £1,815 |
| SPV Annual Saving | £1,815 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £365,171 |
| Less: Purchase Price | −£315,000 |
| Less: Buying Costs (SDLT + legal) | −£24,100 |
| Less: Selling Costs (est. 2.5%) | −£9,129 |
| = CGT Net Gain (5yr) | £16,942 |
| CGT at 24% | £3,346 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £925 | 3.5% | 2.1% | £-716 | -17.2% |
| Conservative | £1,012 | 3.9% | 2.6% | £-412 | -5.2% |
| Base | £1,088 | 4.1% | 2.8% | £-238 | -0.2% |
| Optimistic | £1,175 | 4.5% | 3.2% | £-53 | 5.5% |
| Bull | £1,284 | 4.9% | 3.6% | £151 | 12.6% |