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Apartment · 1 bed
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Suggested Offer Range
Already 14% below the comparable sales mean — some negotiation possible but limited margin.
🔨 Refurb Cost Estimate
Refurb cost estimate pending — this listing hasn't been through cost analysis yet. Runs nightly; check back within 24–48 hours.
🔧 Local Trades
| Trade | Name | Phone | |
|---|---|---|---|
| builder | Design & Build Builders | Builder in Watford & North London | 01465525489 | — |
| decorator | Nelson Santos Painting And Decorating | 07852 597700 | — |
| photographer | Millie Ned Photography Watford | 04283449070 | — |
Property Details
- Asking Price
- £230,000
- Property Type
- Apartment
- Bedrooms
- 1
- Bathrooms
- N/A
- Est. Floor Area
- 700–800 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 1-bedroom comparable sales only.
| Address | Type | Beds | Price | £/sqft | Date | Distance |
|---|---|---|---|---|---|---|
| Sector sale 1 | Flat | 1 | — | — | — | — |
| Sector sale 2 | Flat | 1 | — | — | — | — |
| Sector sale 3 | Flat | 1 | — | — | — | — |
| Sector sale 4 | Flat | 1 | — | — | — | — |
| Sector sale 5 | Flat | 1 | — | — | — | — |
■ Above subject ■ Below subject
Based on 5 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
Standard — 3/10Behavioural signals: 64 days on marketBelow market value
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £717 |
| ICR (actual) | 2.44x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £230,000 |
| Deposit (25% — 75% LTV) | £57,500 |
| SDLT (additional property, 5% surcharge) | £13,600 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £74,099 |
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 | £230,000 | Loan (75% LTV) | £172,500 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £791 |
| Rent needed (1.5×) | £1,186/mo | Estimated rent | £1,750/mo |
| Stress ratio | 2.21× (need ≥ 1.5×) +£564 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 (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 |
| Cash left in deal | Unknown |
| SA gross/mo | £1,249 |
| SA net/mo | £949 |
| BTL est./mo | £1,750 |
| SA vs BTL uplift | £-501/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £247,685 | +£17,685 | £66,445 | +£8,945 (3.9%) |
| 5 years | £260,224 | +£30,224 | £75,787 | +£18,287 (8.0%) |
| 7 years | £273,398 | +£43,398 | £85,601 | +£28,101 (12.2%) |
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 | £20,999 | £236,900 | £14,674 | £6,049 | £12,949 | 17.2% |
| Yr 3 | £22,062 | £251,327 | £15,440 | £19,291 | £40,618 | 54.0% |
| Yr 5 | £23,179 | £266,633 | £16,244 | £34,122 | £70,755 | 94.1% |
| Yr 10 | £26,225 | £309,101 | £18,437 | £78,687 | £157,788 | 209.8% |
| Yr 15 | £29,671 | £358,333 | £20,918 | £135,068 | £263,400 | 350.3% |
| Yr 20 | £33,570 | £415,406 | £23,725 | £204,817 | £390,222 | 518.9% |
| Yr 25 | £37,981 | £481,569 | £26,902 | £289,691 | £541,260 | 719.8% |
| Yr 30 | £42,973 | £558,270 | £30,495 | £391,677 | £719,948 | 957.4% |
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?
📄 Lease Information
Estimated remaining lease: 115 years.
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,488 | 7.8% | 4.9% | £-5 | -3.7% |
| Conservative | £1,628 | 8.5% | 5.8% | £312 | 6.1% |
| Base | £1,750 | 9.1% | 6.4% | £504 | 10.4% |
| Optimistic | £1,890 | 9.9% | 7.1% | £715 | 15.3% |
| Bull | £2,065 | 10.8% | 8.0% | £957 | 21.6% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●9.13% |
| Net Yield | ●6.38% |
| Net Annual Income | £14,675 |
| Deductions: void 8% (−£1,680) · mgmt 10% (−£2,100) · maint 10% (−£2,100) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £717 |
| Monthly Cashflow (IO) | ●£506 |
| Cash-on-Cash Return | ●8.05% |
| 5-Year IRR | ●10.4% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £13,600 |
| SDLT Effective Rate | 5.91% |
| SDLT (Company) | £13,600 |
| Section 24 Extra Tax/yr (higher rate) | £1,725 |
| SPV Annual Saving | £3,483 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £266,633 |
| Less: Purchase Price | −£230,000 |
| Less: Buying Costs (SDLT + legal) | −£16,200 |
| Less: Selling Costs (est. 2.5%) | −£6,666 |
| = CGT Net Gain (5yr) | £13,767 |
| CGT at 24% | £2,584 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £1,488 | 7.8% | 4.9% | £-5 | -3.7% |
| Conservative | £1,628 | 8.5% | 5.8% | £312 | 6.1% |
| Base | £1,750 | 9.1% | 6.4% | £504 | 10.4% |
| Optimistic | £1,890 | 9.9% | 7.1% | £715 | 15.3% |
| Bull | £2,065 | 10.8% | 8.0% | £957 | 21.6% |
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