Nedge Hill, Telford, TF7 4FG, TF7 4FG
Semi-Detached · 2 bed
Supports major UK property portals
Suggested Offer Range
Already 46.4% below the comparable sales mean — limited negotiation margin. Strong value at current asking price.
Property Details
- Asking Price
- £96,000
- Property Type
- Semi-Detached
- Bedrooms
- 2
- Bathrooms
- N/A
- Est. Floor Area
- 877 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 — 2/10Behavioural signals: Below market value
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £299 |
| ICR (actual) | 2.52x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £96,000 |
| Deposit (25% — 75% LTV) | £24,000 |
| SDLT (additional property, 5% surcharge) | £4,800 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £31,799 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £96,000 | Loan (75% LTV) | £72,000 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £330 |
| Rent needed (1.5×) | £495/mo | Estimated rent | £756/mo |
| Stress ratio | 2.29× (need ≥ 1.5×) +£261 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 | £1,641 |
| SA net/mo | £1,294 |
| BTL est./mo | £756 |
| SA vs BTL uplift | +£885/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £103,381 | +£7,381 | £27,279 | +£3,279 (3.4%) |
| 5 years | £108,615 | +£12,615 | £31,178 | +£7,178 (7.5%) |
| 7 years | £114,114 | +£18,114 | £35,275 | +£11,275 (11.7%) |
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 | £9,072 | £98,880 | £6,087 | £2,487 | £5,367 | 16.3% |
| Yr 3 | £9,531 | £104,902 | £6,418 | £7,954 | £16,856 | 51.2% |
| Yr 5 | £10,014 | £111,290 | £6,765 | £14,108 | £29,399 | 89.4% |
| Yr 10 | £11,330 | £129,016 | £7,712 | £32,729 | £65,745 | 199.8% |
| Yr 15 | £12,818 | £149,565 | £8,784 | £56,453 | £110,018 | 334.4% |
| Yr 20 | £14,503 | £173,387 | £9,997 | £85,954 | £163,340 | 496.5% |
| Yr 25 | £16,409 | £201,003 | £11,369 | £121,988 | £226,991 | 689.9% |
| Yr 30 | £18,565 | £233,017 | £12,922 | £165,415 | £302,433 | 919.2% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
🌎 Area Profile — TF7 4 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £643 | 8.0% | 4.8% | £-9 | -4.8% |
| Conservative | £703 | 8.8% | 5.7% | £125 | 5.1% |
| Base | £756 | 9.4% | 6.3% | £207 | 9.3% |
| Optimistic | £816 | 10.2% | 7.1% | £297 | 14.1% |
| Bull | £892 | 11.2% | 8.0% | £401 | 20.3% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●9.45% |
| Net Yield | ●6.34% |
| Net Annual Income | £6,087 |
| Deductions: void 8% (−£726) · mgmt 10% (−£907) · maint 10% (−£907) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £299 |
| Monthly Cashflow (IO) | ●£208 |
| Cash-on-Cash Return | ●7.56% |
| 5-Year IRR | ●9.3% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £4,800 |
| SDLT Effective Rate | 5.0% |
| SDLT (Company) | £4,800 |
| Section 24 Extra Tax/yr (higher rate) | £720 |
| SPV Annual Saving | £1,561 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £111,290 |
| Less: Purchase Price | −£96,000 |
| Less: Buying Costs (SDLT + legal) | −£7,400 |
| Less: Selling Costs (est. 2.5%) | −£2,782 |
| = CGT Net Gain (5yr) | £5,108 |
| CGT at 24% | £506 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £643 | 8.0% | 4.8% | £-9 | -4.8% |
| Conservative | £703 | 8.8% | 5.7% | £125 | 5.1% |
| Base | £756 | 9.4% | 6.3% | £207 | 9.3% |
| Optimistic | £816 | 10.2% | 7.1% | £297 | 14.1% |
| Bull | £892 | 11.2% | 8.0% | £401 | 20.3% |