Nedge Hill, Telford, TF7 4FF, TF7 4FF
Detached · 3 bed
Supports major UK property portals
Suggested Offer Range
Already 73.7% below the comparable sales mean — limited negotiation margin. Strong value at current asking price.
Property Details
- Asking Price
- £79,375
- Property Type
- Detached
- Bedrooms
- 3
- Bathrooms
- N/A
- Est. Floor Area
- 1024 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 | £248 |
| ICR (actual) | 3.77x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £79,375 |
| Deposit (25% — 75% LTV) | £19,843 |
| SDLT (additional property, 5% surcharge) | £3,969 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £26,811 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £79,375 | Loan (75% LTV) | £59,531 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £273 |
| Rent needed (1.5×) | £409/mo | Estimated rent | £934/mo |
| Stress ratio | 3.42× (need ≥ 1.5×) +£525 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 | £1,846 |
| SA net/mo | £1,474 |
| BTL est./mo | £934 |
| SA vs BTL uplift | +£912/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £85,478 | +£6,103 | £22,420 | +£2,576 (3.2%) |
| 5 years | £89,806 | +£10,431 | £25,644 | +£5,800 (7.3%) |
| 7 years | £94,352 | +£14,977 | £29,031 | +£9,187 (11.6%) |
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 | £11,208 | £81,756 | £7,625 | £4,648 | £7,029 | 25.2% |
| Yr 3 | £11,775 | £86,735 | £8,033 | £14,554 | £21,915 | 78.5% |
| Yr 5 | £12,371 | £92,017 | £8,462 | £25,309 | £37,951 | 136.0% |
| Yr 10 | £13,997 | £106,673 | £9,633 | £56,191 | £83,489 | 299.1% |
| Yr 15 | £15,836 | £123,664 | £10,957 | £93,380 | £137,668 | 493.2% |
| Yr 20 | £17,917 | £143,360 | £12,455 | £137,703 | £201,688 | 722.6% |
| Yr 25 | £20,272 | £166,194 | £14,151 | £190,100 | £276,918 | 992.1% |
| Yr 30 | £22,936 | £192,664 | £16,069 | £251,630 | £364,918 | 1307.4% |
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 | £794 | 12.0% | 7.2% | £156 | 5.8% |
| Conservative | £869 | 13.1% | 8.6% | £298 | 14.1% |
| Base | £934 | 14.1% | 9.6% | £387 | 17.8% |
| Optimistic | £1,009 | 15.2% | 10.7% | £486 | 22.0% |
| Bull | £1,102 | 16.7% | 12.1% | £602 | 27.5% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●14.12% |
| Net Yield | ●9.61% |
| Net Annual Income | £7,625 |
| Deductions: void 8% (−£897) · mgmt 10% (−£1,121) · maint 10% (−£1,121) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £248 |
| Monthly Cashflow (IO) | ●£387 |
| Cash-on-Cash Return | ●16.65% |
| 5-Year IRR | ●17.8% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £3,969 |
| SDLT Effective Rate | 5.0% |
| SDLT (Company) | £3,969 |
| Section 24 Extra Tax/yr (higher rate) | £595 |
| SPV Annual Saving | £1,829 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £92,017 |
| Less: Purchase Price | −£79,375 |
| Less: Buying Costs (SDLT + legal) | −£6,569 |
| Less: Selling Costs (est. 2.5%) | −£2,300 |
| = CGT Net Gain (5yr) | £3,773 |
| CGT at 24% | £186 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £794 | 12.0% | 7.2% | £156 | 5.8% |
| Conservative | £869 | 13.1% | 8.6% | £298 | 14.1% |
| Base | £934 | 14.1% | 9.6% | £387 | 17.8% |
| Optimistic | £1,009 | 15.2% | 10.7% | £486 | 22.0% |
| Bull | £1,102 | 16.7% | 12.1% | £602 | 27.5% |