Tolroy Road, Hayle, TR27
End of Terrace · 3 bed
Supports major UK property portals
Suggested Offer Range
Already 57.2% below the comparable sales mean — limited negotiation margin. Strong value at current asking price.
Property Details
- Asking Price
- £120,000
- Property Type
- End of Terrace
- Bedrooms
- 3
- Bathrooms
- N/A
- Est. Floor Area
- 893 sqft (est.)
- Article 4 Area
- ✓ No restriction — SA permitted under PD rights
This listing is priced below the postcode sector benchmark.
Motivated Seller Analysis
Watch — 5/10Behavioural signals: 94 days on marketBelow market value
Matched signals:
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £374 |
| ICR (actual) | 2.89x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £120,000 |
| Deposit (25% — 75% LTV) | £30,000 |
| SDLT (additional property, 5% surcharge) | £6,000 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £38,999 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £120,000 | Loan (75% LTV) | £90,000 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £412 |
| Rent needed (1.5×) | £619/mo | Estimated rent | £1,081/mo |
| Stress ratio | 2.62× (need ≥ 1.5×) +£462 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 | £1,081 |
| SA vs BTL uplift | +£765/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £129,227 | +£9,227 | £34,294 | +£4,294 (3.6%) |
| 5 years | £135,769 | +£15,769 | £39,168 | +£9,168 (7.6%) |
| 7 years | £142,642 | +£22,642 | £44,289 | +£14,289 (11.9%) |
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 | £12,972 | £123,600 | £8,895 | £4,395 | £7,995 | 19.9% |
| Yr 3 | £13,629 | £131,127 | £9,368 | £13,891 | £25,018 | 62.4% |
| Yr 5 | £14,319 | £139,113 | £9,864 | £24,368 | £43,481 | 108.4% |
| Yr 10 | £16,200 | £161,270 | £11,219 | £55,188 | £96,458 | 240.5% |
| Yr 15 | £18,329 | £186,956 | £12,752 | £93,306 | £160,262 | 399.7% |
| Yr 20 | £20,738 | £216,733 | £14,486 | £139,683 | £236,416 | 589.6% |
| Yr 25 | £23,463 | £251,253 | £16,448 | £195,403 | £326,656 | 814.6% |
| Yr 30 | £26,546 | £291,271 | £18,668 | £261,694 | £432,966 | 1079.7% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
🌎 Area Profile — TR27 4 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £919 | 9.2% | 5.6% | £73 | -0.4% |
| Conservative | £1,005 | 10.1% | 6.7% | £254 | 8.9% |
| Base | £1,081 | 10.8% | 7.4% | £366 | 12.9% |
| Optimistic | £1,167 | 11.7% | 8.3% | £489 | 17.6% |
| Bull | £1,276 | 12.8% | 9.3% | £632 | 23.6% |
⚠ Condition Flags
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●10.81% |
| Net Yield | ●7.41% |
| Net Annual Income | £8,895 |
| Deductions: void 8% (−£1,038) · mgmt 10% (−£1,297) · maint 10% (−£1,297) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £374 |
| Monthly Cashflow (IO) | ●£367 |
| Cash-on-Cash Return | ●10.96% |
| 5-Year IRR | ●12.9% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £6,000 |
| SDLT Effective Rate | 5.0% |
| SDLT (Company) | £6,000 |
| Section 24 Extra Tax/yr (higher rate) | £900 |
| SPV Annual Saving | £2,152 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £139,113 |
| Less: Purchase Price | −£120,000 |
| Less: Buying Costs (SDLT + legal) | −£8,600 |
| Less: Selling Costs (est. 2.5%) | −£3,478 |
| = CGT Net Gain (5yr) | £7,035 |
| CGT at 24% | £968 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £919 | 9.2% | 5.6% | £73 | -0.4% |
| Conservative | £1,005 | 10.1% | 6.7% | £254 | 8.9% |
| Base | £1,081 | 10.8% | 7.4% | £366 | 12.9% |
| Optimistic | £1,167 | 11.7% | 8.3% | £489 | 17.6% |
| Bull | £1,276 | 12.8% | 9.3% | £632 | 23.6% |