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Semi-Detached · 3 bed
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Suggested Offer Range
Already 40% below the comparable sales mean — limited negotiation margin. Strong value at current asking price. Note: listed as "Offers Over" — vendor expects full asking price or above.
🔨 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 | CG Building Services | 07837 801196 | — |
| decorator | Richard Hanson Ltd: Painting Contractor | Wakefield | 07779 602681 | — |
| photographer | Claire Wakefield Photography | 03998342402 | — |
Property Details
- Asking Price
- £140,000
- Property Type
- Semi-Detached
- Bedrooms
- 3
- Bathrooms
- N/A
- Est. Floor Area
- 800–900 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 | Semi | 3 | — | — | — | — |
| Sector sale 2 | Semi | 3 | — | — | — | — |
| Sector sale 3 | Semi | 3 | — | — | — | — |
■ Above subject ■ Below subject
Based on 3 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 — 2/10Behavioural signals: Below market value
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £554 |
| ICR (actual) | 1.51x |
| Feasibility | MARGINAL |
| Notes: Rental coverage 108% — below standard 145% threshold, may need larger deposit | |
| 💲 Total Cash Required | |
| Purchase Price | £140,000 |
| Deposit (25% — 75% LTV) | £35,000 |
| SDLT (additional property, 5% surcharge) | £9,929 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £47,928 |
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 | £140,000 | Loan (75% LTV) | £105,000 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £481 |
| Rent needed (1.5×) | £722/mo | Estimated rent | £835/mo |
| Stress ratio | 1.74× (need ≥ 1.5×) +£113 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 | £1,170 |
| SA net/mo | £880 |
| BTL est./mo | £658 |
| SA vs BTL uplift | +£512/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £150,765 | +£10,765 | £40,140 | +£5,140 (3.7%) |
| 5 years | £158,397 | +£18,397 | £45,826 | +£10,826 (7.7%) |
| 7 years | £166,416 | +£26,416 | £51,800 | +£16,800 (12.0%) |
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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All yield, cashflow, SDLT, CGT and mortgage figures on this page are calculated on the estimated effective purchase cost — not the guide price shown above.
| Guide price | £140,000 |
| Estimated hammer (mid) | £168,000 (guide × 1.20 — typical range is +10–35%) |
| Buyer’s premium (4% + VAT = 4.8%) | £8,064 |
| Legal fees (est.) | £1,500 |
| Effective purchase cost | £177,564 (+26.8% vs guide) |
Guide prices can change before auction day. Always verify the reserve price and obtain legal pack before bidding.
📈 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 | £7,896 | £144,200 | £5,240 | £-10 | £4,190 | 9.0% |
| Yr 3 | £8,296 | £152,982 | £5,528 | £400 | £13,382 | 28.8% |
| Yr 5 | £8,716 | £162,298 | £5,830 | £1,408 | £23,706 | 51.1% |
| Yr 10 | £9,861 | £188,148 | £6,655 | £6,743 | £54,891 | 118.3% |
| Yr 15 | £11,157 | £218,115 | £7,588 | £16,520 | £94,636 | 204.0% |
| Yr 20 | £12,623 | £252,856 | £8,644 | £31,324 | £144,180 | 310.7% |
| Yr 25 | £14,282 | £293,129 | £9,838 | £51,816 | £204,945 | 441.7% |
| Yr 30 | £16,158 | £339,817 | £11,189 | £78,742 | £278,559 | 600.3% |
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 — Yorkshire ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £710 | 4.8% | 2.9% | £-297 | -13.4% |
| Conservative | £777 | 5.2% | 3.4% | £-104 | -2.0% |
| Base | £835 | 5.6% | 3.8% | £9 | 2.8% |
| Optimistic | £902 | 6.1% | 4.3% | £131 | 8.3% |
| Bull | £985 | 6.7% | 4.8% | £268 | 15.1% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●5.64% |
| Net Yield | ●3.81% |
| Net Annual Income | £6,769 |
| Deductions: void 8% (−£632) · mgmt 10% (−£790) · maint 10% (−£790) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £554 |
| Monthly Cashflow (IO) | ●£10 |
| Cash-on-Cash Return | ●0.19% |
| 5-Year IRR | ●2.8% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £9,929 |
| SDLT Effective Rate | 5.59% |
| SDLT (Company) | £9,929 |
| Section 24 Extra Tax/yr (higher rate) | £1,332 |
| SPV Annual Saving | £1,847 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £205,845 |
| Less: Purchase Price | −£177,564 |
| Less: Buying Costs (SDLT + legal) | −£12,529 |
| Less: Selling Costs (est. 2.5%) | −£5,146 |
| = CGT Net Gain (5yr) | £10,606 |
| CGT at 24% | £1,826 |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £710 | 4.8% | 2.9% | £-297 | -13.4% |
| Conservative | £777 | 5.2% | 3.4% | £-104 | -2.0% |
| Base | £835 | 5.6% | 3.8% | £9 | 2.8% |
| Optimistic | £902 | 6.1% | 4.3% | £131 | 8.3% |
| Bull | £985 | 6.7% | 4.8% | £268 | 15.1% |