Grinshill Flats, Severn Drive, Wellington, Telford, Shropshire, TF1 3JT, TF1 3JT
Apartment · 2 bed
Supports major UK property portals
Suggested Offer Range
Already 10.6% below the comparable sales mean — some negotiation possible but limited margin.
Property Details
- Asking Price
- £95,000
- Property Type
- Apartment
- Bedrooms
- 2
- Bathrooms
- N/A
- Floor Area
- 604 sqft
- Article 4 Area
- ✓ No restriction — SA permitted under PD rights
Motivated Seller Analysis
Standard — 1/10Matched signals:
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £296 |
| ICR (actual) | 2.55x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £95,000 |
| Deposit (25% — 75% LTV) | £23,750 |
| SDLT (additional property, 5% surcharge) | £4,750 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £31,499 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £95,000 | Loan (75% LTV) | £71,250 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £327 |
| Rent needed (1.5×) | £490/mo | Estimated rent | £756/mo |
| Stress ratio | 2.32× (need ≥ 1.5×) +£266 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 | £102,305 | +£7,305 | £26,987 | +£3,237 (3.4%) |
| 5 years | £107,484 | +£12,484 | £30,845 | +£7,095 (7.5%) |
| 7 years | £112,925 | +£17,925 | £34,899 | +£11,149 (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 | £9,073 | £97,850 | £6,087 | £2,525 | £5,375 | 16.5% |
| Yr 3 | £9,532 | £103,809 | £6,418 | £8,068 | £16,877 | 51.8% |
| Yr 5 | £10,014 | £110,131 | £6,765 | £14,298 | £29,429 | 90.3% |
| Yr 10 | £11,330 | £127,672 | £7,713 | £33,108 | £65,780 | 201.8% |
| Yr 15 | £12,819 | £148,007 | £8,785 | £57,022 | £110,029 | 337.5% |
| Yr 20 | £14,504 | £171,581 | £9,998 | £86,713 | £163,293 | 500.9% |
| Yr 25 | £16,410 | £198,909 | £11,370 | £122,938 | £226,847 | 695.8% |
| Yr 30 | £18,566 | £230,590 | £12,923 | £166,556 | £302,146 | 926.8% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
🌎 Area Profile — TF1 3 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £643 | 8.1% | 4.8% | £-5 | -4.6% |
| Conservative | £703 | 8.9% | 5.7% | £129 | 5.2% |
| Base | £756 | 9.5% | 6.4% | £210 | 9.5% |
| Optimistic | £816 | 10.3% | 7.2% | £300 | 14.3% |
| Bull | £892 | 11.3% | 8.1% | £403 | 20.5% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●9.55% |
| Net Yield | ●6.41% |
| Net Annual Income | £6,087 |
| Deductions: void 8% (−£726) · mgmt 10% (−£907) · maint 10% (−£907) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £296 |
| Monthly Cashflow (IO) | ●£211 |
| Cash-on-Cash Return | ●7.74% |
| 5-Year IRR | ●9.5% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £4,750 |
| SDLT Effective Rate | 5.0% |
| SDLT (Company) | £4,750 |
| Section 24 Extra Tax/yr (higher rate) | £713 |
| SPV Annual Saving | £1,560 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £110,131 |
| Less: Purchase Price | −£95,000 |
| Less: Buying Costs (SDLT + legal) | −£7,350 |
| Less: Selling Costs (est. 2.5%) | −£2,753 |
| = CGT Net Gain (5yr) | £5,028 |
| CGT at 24% | £487 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £643 | 8.1% | 4.8% | £-5 | -4.6% |
| Conservative | £703 | 8.9% | 5.7% | £129 | 5.2% |
| Base | £756 | 9.5% | 6.4% | £210 | 9.5% |
| Optimistic | £816 | 10.3% | 7.2% | £300 | 14.3% |
| Bull | £892 | 11.3% | 8.1% | £403 | 20.5% |