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Terraced · 3 bed
Supports major UK property portals
Suggested Offer Range
Already 32% below the comparable sales mean — limited negotiation margin. Strong value at current asking price.
🔨 Refurb Cost Estimate
AI condition score: 6/10 · London rates
| Room | Estimated Refurb Cost |
|---|---|
| Kitchen | £2,650 |
| Bathroom | £1,900 |
| Living Room | £1,150 |
| Hallway / Stairs | £400 |
| Master Bedroom | £850 |
| Bedroom 2 | £850 |
| Bedroom 3 | £850 |
| Total Estimated Refurb | £7,250 |
⚠ Indicative estimates only. Based on photo condition score and regional benchmarks for a typical 2–3 bed property. Always obtain contractor quotes before committing to a refurb budget. Photo AI may over-flag minor cosmetic issues.
Property Details
- Asking Price
- £489,000
- Property Type
- Terraced
- Bedrooms
- 3
- Bathrooms
- N/A
- Est. Floor Area
- 900–1,000 sqft (est.)
- Article 4 Area
- ✓ No restriction — SA permitted under PD rights
This listing is priced below the postcode sector benchmark.
Comparable Sales in this postcode sector
🔍 Filtered to 3-bedroom comparable sales only.
| Address | Type | Beds | Price | £/sqft | Date | Distance |
|---|---|---|---|---|---|---|
| Sector sale 1 | Terraced | 3 | — | — | — | — |
| Sector sale 2 | Terraced | 3 | — | — | — | — |
| Sector sale 3 | Terraced | 3 | — | — | — | — |
| Sector sale 4 | Terraced | 3 | — | — | — | — |
■ Above subject ■ Below subject
Based on 4 comparable sales — Full Range (grey) · Typical IQR (blue) · Fair Value CI (light blue) · | Median · | Mean · Asking (▲)
ⓘ Bedroom counts are not available from Land Registry records. Comparables are matched by postcode sector and property type only.
Location
Motivated Seller Analysis
Watch — 4/10Behavioural signals: 158 days on marketBelow market value
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £1,525 |
| ICR (actual) | 1.53x |
| Feasibility | MARGINAL |
| Notes: Rental coverage 109% — below standard 145% threshold, may need larger deposit | |
| 💲 Total Cash Required | |
| Purchase Price | £489,000 |
| Deposit (25% — 75% LTV) | £122,250 |
| SDLT (additional property, 5% surcharge) | £38,900 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £164,149 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
Tests lender affordability (rent vs. mortgage interest) — a different calculation from the BRRR Strategy card above, which tests capital recycled via refinance.
| Purchase price | £489,000 | Loan (75% LTV) | £366,750 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £1,681 |
| Rent needed (1.5×) | £2,521/mo | Estimated rent | £2,338/mo |
| Stress ratio | 1.39× (need ≥ 1.5×) £183 shortfall | ||
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 (a flat UK-wide assumption — not adjusted for this property's specific location). Assumes 75% LTV interest-only mortgage redeemed on sale. Excludes rental income.
How is this calculated?
This is a simplified projection based on comparable sales data and an estimated refurb cost. It does not currently account for seller motivation signals, nearby planning applications, or the area's wider demographic profile — see the relevant sections elsewhere in this report for those. Not financial advice.
| Est. reno cost | Unknown — score listing |
| GDV (comp median) | £746,270 |
| 75% remortgage | £559,702 |
| Cash left in deal | £0 (100% recycled) |
| Est. BTL cashflow | £-812/mo |
| Gross margin | +£257,270 |
| Reno cost (est.) | –£7,250 |
| Buy + sell costs | –£53,694 |
| Net profit | +£196,326 (151.6% ROI) |
| SA gross/mo | £1,210 |
| SA net/mo | £915 |
| BTL est./mo | £2,339 |
| SA vs BTL uplift | £-1,129/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £526,600 | +£37,600 | £142,147 | +£19,897 (4.1%) |
| 5 years | £553,259 | +£64,259 | £162,008 | +£39,758 (8.1%) |
| 7 years | £581,267 | +£92,267 | £182,874 | +£60,624 (12.4%) |
Projections: 2.5% pa UK-wide HPI assumption (not location-adjusted), 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 | £28,069 | £503,670 | £19,764 | £1,427 | £16,097 | 9.7% |
| Yr 3 | £29,490 | £534,344 | £20,787 | £5,809 | £51,153 | 31.0% |
| Yr 5 | £30,982 | £566,885 | £21,862 | £12,315 | £90,200 | 54.6% |
| Yr 10 | £35,054 | £657,175 | £24,794 | £38,589 | £206,764 | 125.1% |
| Yr 15 | £39,660 | £761,846 | £28,110 | £80,656 | £353,502 | 213.9% |
| Yr 20 | £44,872 | £883,188 | £31,863 | £140,592 | £534,780 | 323.6% |
| Yr 25 | £50,768 | £1,023,857 | £36,108 | £220,745 | £755,603 | 457.2% |
| Yr 30 | £57,440 | £1,186,931 | £40,912 | £323,772 | £1,021,703 | 618.3% |
ROI on Total Cash Invested (deposit + SDLT + acquisition costs). Assumes IO mortgage, no tax, no refinancing. Actual returns will vary.
Planning Applications Nearby (within 0.5 miles)
5 planning applications found within 0.5 miles — 🔒 sign in for references, descriptions and status
View all planning applications on your dashboard →
● Approved ● Pending ● Refused
🌎 Area Profile — Greater London ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,987 | 4.9% | 3.1% | £-732 | -13.0% |
| Conservative | £2,174 | 5.3% | 3.6% | £-196 | -2.0% |
| Base | £2,338 | 5.7% | 4.0% | £118 | 2.8% |
| Optimistic | £2,525 | 6.2% | 4.5% | £456 | 8.2% |
| Bull | £2,759 | 6.8% | 5.1% | £837 | 14.9% |
⚠ Condition Flags
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●5.74% |
| Net Yield | ●4.04% |
| Net Annual Income | £19,755 |
| Deductions: void 8% (−£2,245) · mgmt 10% (−£2,807) · maint 10% (−£2,807) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £1,525 |
| Monthly Cashflow (IO) | ●£121 |
| Cash-on-Cash Return | ●0.86% |
| 5-Year IRR | ●2.8% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £38,900 |
| SDLT Effective Rate | 7.96% |
| SDLT (Company) | £38,900 |
| Section 24 Extra Tax/yr (higher rate) | £3,668 |
| SPV Annual Saving | £4,956 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £566,885 |
| Less: Purchase Price | −£489,000 |
| Less: Buying Costs (SDLT + legal) | −£41,500 |
| Less: Selling Costs (est. 2.5%) | −£14,172 |
| = CGT Net Gain (5yr) | £22,213 |
| CGT at 24% | £4,611 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,987 | 4.9% | 3.1% | £-732 | -13.0% |
| Conservative | £2,174 | 5.3% | 3.6% | £-196 | -2.0% |
| Base | £2,338 | 5.7% | 4.0% | £118 | 2.8% |
| Optimistic | £2,525 | 6.2% | 4.5% | £456 | 8.2% |
| Bull | £2,759 | 6.8% | 5.1% | £837 | 14.9% |