Flat 3, 14 Kenyon Road, Wigan, WN1 2DQ, WN1 2DQ
Flat · 1 bed
Supports major UK property portals
Suggested Offer Range
Already 46.9% 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.
Property Details
- Asking Price
- £65,000
- Property Type
- Flat
- Bedrooms
- 1
- Bathrooms
- N/A
- Floor Area
- 527 sqft
- Article 4 Area
- ✓ No restriction — SA permitted under PD rights
This listing is priced below the postcode sector benchmark.
Motivated Seller Analysis
Standard — 3/10Behavioural signals: Below market value
Matched signals:
💸 Mortgage & Financing
| Recommended LTV | 75.0% |
| Indicative Rate | 4.99% |
| Monthly IO Payment | £203 |
| ICR (actual) | 2.6x |
| Feasibility | PASS |
| 💲 Total Cash Required | |
| Purchase Price | £65,000 |
| Deposit (25% — 75% LTV) | £16,250 |
| SDLT (additional property, 5% surcharge) | £3,250 |
| Legal fees (est.) | £1,500 |
| Survey (est.) | £500 |
| Arrangement fee (est.) | £999 |
| Total cash required | £22,499 |
Legal and survey fees are estimates. SDLT applies 5% additional-property surcharge (Oct 2024 Budget). Not financial advice.
🔄 BRR Refinance Stress Test
| Purchase price | £65,000 | Loan (75% LTV) | £48,750 |
| Rate (IO) | 5.5% p.a. | Monthly interest | £223 |
| Rent needed (1.5×) | £335/mo | Estimated rent | £528/mo |
| Stress ratio | 2.36× (need ≥ 1.5×) +£193 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 | £593 |
| SA net/mo | £372 |
| BTL est./mo | £528 |
| SA vs BTL uplift | +£65/mo |
| Hold Period | Est. Sale Price | Capital Gain | Net Proceeds | Total Return |
|---|---|---|---|---|
| 3 years | £69,998 | +£4,998 | £18,218 | +£1,968 (3.0%) |
| 5 years | £73,542 | +£8,542 | £20,858 | +£4,608 (7.1%) |
| 7 years | £77,265 | +£12,265 | £23,632 | +£7,382 (11.4%) |
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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Location
Comparable Sales in WN1 2
| Address | Type | Beds | Price | £/sqft | Date | Distance |
|---|---|---|---|---|---|---|
| 20, GEMINI COURT, WALKDEN AVENUE, WN1 2JN | Flat | 2 | £135,000 | £182 | 13/03/26 | 0.12 mi |
| 2, CHELMSFORD MEWS, WN1 2PZ | Flat | 2 | £145,000 | £217 | 21/11/25 | 0.19 mi |
| FLAT 2, THE SYCAMORES, ELMFIELD ROAD, WN1 2RG | Flat | 3 | £152,500 | £148 | 20/11/25 | 1.06 mi |
| APARTMENT 4, 338, WIGAN LANE, WN1 2RB | Flat | 2 | £140,000 | £183 | 10/11/25 | 1.08 mi |
| 26, ALDEN CLOSE, WN1 2TS | Flat | — | £128,000 | — | 31/10/25 | 2.27 mi |
| 46, TREVORE DRIVE, WN1 2QE | Flat | 2 | £131,500 | £185 | 17/10/25 | 2.15 mi |
| APARTMENT 8, 338, WIGAN LANE, WN1 2RB | Flat | 2 | £150,000 | £202 | 14/10/25 | 1.08 mi |
| 17, GEMINI COURT, WALKDEN AVENUE, WN1 2JN | Flat | 2 | £125,000 | £179 | 10/10/25 | 0.12 mi |
| FLAT 1, 9, SPRINGFIELD STREET, WN1 2NA | Flat | 0 | £40,000 | £113 | 10/10/25 | 0.36 mi |
| 22, NEWTON CLOSE, WN1 2LH | Flat | 2 | £78,000 | £110 | 12/09/25 | 0.36 mi |
■ Above subject ■ Below subject
Based on 10 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.
📈 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 | £6,338 | £66,950 | £4,118 | £1,680 | £3,630 | 15.4% |
| Yr 3 | £6,658 | £71,027 | £4,349 | £5,387 | £11,414 | 48.4% |
| Yr 5 | £6,995 | £75,353 | £4,592 | £9,572 | £19,925 | 84.4% |
| Yr 10 | £7,915 | £87,355 | £5,254 | £22,296 | £44,651 | 189.2% |
| Yr 15 | £8,955 | £101,268 | £6,002 | £38,586 | £74,854 | 317.2% |
| Yr 20 | £10,131 | £117,397 | £6,850 | £58,910 | £111,308 | 471.6% |
| Yr 25 | £11,463 | £136,096 | £7,808 | £83,799 | £154,895 | 656.3% |
| Yr 30 | £12,969 | £157,772 | £8,893 | £113,853 | £206,625 | 875.5% |
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)
🌎 Area Profile — WN1 2 ⓘ What are deciles?
📊 Investment Skill Analysis
Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £449 | 8.3% | 4.7% | £-9 | -6.1% |
| Conservative | £491 | 9.1% | 5.7% | £83 | 3.9% |
| Base | £528 | 9.7% | 6.3% | £140 | 8.0% |
| Optimistic | £570 | 10.5% | 7.1% | £202 | 12.8% |
| Bull | £623 | 11.5% | 8.1% | £274 | 18.8% |
Detailed Analysis
💸 Yield & Returns
| Gross Yield | ●9.75% |
| Net Yield | ●6.33% |
| Net Annual Income | £4,117 |
| Deductions: void 8% (−£507) · mgmt 10% (−£634) · maint 10% (−£634) · fixed costs ins.+gas+EPC (−£445) | |
| Monthly IO Mortgage | £203 |
| Monthly Cashflow (IO) | ●£140 |
| Cash-on-Cash Return | ●7.12% |
| 5-Year IRR | ●8.0% |
● Above benchmark ● Near benchmark ● Below benchmark
💰 Tax Analysis
| SDLT (Additional Property) | £3,250 |
| SDLT Effective Rate | 5.0% |
| SDLT (Company) | £3,250 |
| Section 24 Extra Tax/yr (higher rate) | £488 |
| SPV Annual Saving | £1,120 |
| SPV Breakeven | — yrs |
| CGT Projected Sale (5yr) | £75,353 |
| Less: Purchase Price | −£65,000 |
| Less: Buying Costs (SDLT + legal) | −£5,850 |
| Less: Selling Costs (est. 2.5%) | −£1,884 |
| = CGT Net Gain (5yr) | £2,619 |
| CGT at 24% | £— |
📈 Scenario Analysis
| Scenario | Monthly Rent | Gross Yield | Net Yield | Cashflow/mo | IRR 5yr |
|---|---|---|---|---|---|
| Bear | £449 | 8.3% | 4.7% | £-9 | -6.1% |
| Conservative | £491 | 9.1% | 5.7% | £83 | 3.9% |
| Base | £528 | 9.7% | 6.3% | £140 | 8.0% |
| Optimistic | £570 | 10.5% | 7.1% | £202 | 12.8% |
| Bull | £623 | 11.5% | 8.1% | £274 | 18.8% |