Off Badsell Road, Tonbridge, Kent, TN12 6LP, TN12 6LP
Terraced · 2 bed
Supports major UK property portals
Suggested Offer Range
Already 52.7% below the comparable sales mean — limited negotiation margin. Strong value at current asking price.
Property Details
- Asking Price
- £148,000
- Property Type
- Terraced
- Bedrooms
- 2
- Bathrooms
- N/A
- Floor Area
- 799 sqft
- 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: 68 days on marketBelow market value
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £462 |
| ICR (actual) | 2.97x |
| Feasibility | REFER |
| Notes: EPC G — many lenders require minimum EPC C or D for BTL | |
| 💲 Total Cash Required | |
| Purchase Price | £148,000 |
| Deposit (25% — 75% LTV) | £37,000 |
| SDLT (additional property, 5% surcharge) | £7,860 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £47,859 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £148,000 | Loan (75% LTV) | £111,000 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £509 |
| Rent needed (1.5×) | £763/mo | Estimated rent | £1,370/mo |
| Stress ratio | 2.69× (need ≥ 1.5×) +£607 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 | £1,506 |
| SA net/mo | £1,175 |
| BTL est./mo | £1,370 |
| SA vs BTL uplift | +£136/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £159,380 | +£11,380 | £42,478 | +£5,478 (3.7%) |
| 5 years | £167,448 | +£19,448 | £48,489 | +£11,489 (7.8%) |
| 7 years | £175,925 | +£27,925 | £54,804 | +£17,804 (12.0%) |
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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📈 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 | £16,443 | £152,440 | £11,394 | £5,844 | £10,284 | 21.0% |
| Yr 3 | £17,275 | £161,724 | £11,993 | £18,427 | £32,150 | 65.7% |
| Yr 5 | £18,150 | £171,573 | £12,623 | £32,254 | £55,826 | 114.0% |
| Yr 10 | £20,535 | £198,900 | £14,340 | £72,685 | £123,584 | 252.4% |
| Yr 15 | £23,233 | £230,579 | £16,283 | £122,368 | £204,947 | 418.6% |
| Yr 20 | £26,286 | £267,304 | £18,481 | £182,519 | £301,823 | 616.5% |
| Yr 25 | £29,741 | £309,879 | £20,968 | £254,512 | £416,392 | 850.5% |
| Yr 30 | £33,649 | £359,235 | £23,782 | £339,906 | £551,141 | 1125.7% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
🌎 Area Profile — TN12 6 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,164 | 9.4% | 5.8% | £119 | 0.8% |
| Conservative | £1,274 | 10.3% | 6.9% | £346 | 9.9% |
| Base | £1,370 | 11.1% | 7.7% | £487 | 14.0% |
| Optimistic | £1,480 | 12.0% | 8.6% | £642 | 18.7% |
| Bull | £1,617 | 13.1% | 9.7% | £822 | 24.6% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●11.11% |
| Net Yield | ●7.7% |
| Net Annual Income | £11,392 |
| Deductions: void 8% (−£1,315) · mgmt 10% (−£1,644) · maint 10% (−£1,644) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £462 |
| Monthly Cashflow (IO) | ●£487 |
| Cash-on-Cash Return | ●11.93% |
| 5-Year IRR | ●14.0% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £7,860 |
| SDLT Effective Rate | 5.31% |
| SDLT (Company) | £7,860 |
| Section 24 Extra Tax/yr (higher rate) | £1,110 |
| SPV Annual Saving | £2,691 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £171,573 |
| Less: Purchase Price | −£148,000 |
| Less: Buying Costs (SDLT + legal) | −£10,460 |
| Less: Selling Costs (est. 2.5%) | −£4,289 |
| = CGT Net Gain (5yr) | £8,824 |
| CGT at 24% | £1,398 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,164 | 9.4% | 5.8% | £119 | 0.8% |
| Conservative | £1,274 | 10.3% | 6.9% | £346 | 9.9% |
| Base | £1,370 | 11.1% | 7.7% | £487 | 14.0% |
| Optimistic | £1,480 | 12.0% | 8.6% | £642 | 18.7% |
| Bull | £1,617 | 13.1% | 9.7% | £822 | 24.6% |